Resale Project Scorecard
Gardenvista
D21 · Clementi Park, Upper Bukit Timah · 99-year leasehold · completed 2006 · 318 units
Grade A, 7.35 out of 10, the 13th highest score among 74 resale condos in District 21.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 72 yrs
- Resales, 12 months to Oct 2026
- 7
- To King Albert Park MRT
- 390 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Gardenvista Score
- A
- Grade
- Score out of 10
- 7.35
- Highest score among 74 resale condos in District 21
- 13th
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.78% — near-median performance within its 2006-era cohort (61st percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Pei Hwa Presbyterian Primary School at 0.29km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Pei Hwa Presbyterian Primary School
- Methodist Girls' School (Primary)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
318 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
390 m from King Albert Park MRT (DT6 / CR15) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.00% — below-average income return.
The district median is 3/10.
Tenure10%7/10
99YR tenure — about 72 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.54km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Gardenvista scores 7.35
Gardenvista scores 7.35 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 242nd of 2,350 resale condos scored in Singapore and 13th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoGardenvista | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 47% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 59% of district |
| Rental Yield10% | 4/10 | 3/10 | +0.10 | 64% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 14% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 23% of district |
Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Gardenvista and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Gardenvista Prices
By unit type at Gardenvista
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom936 sq ft | 936 sq ft | $1.77M | $1,887 psf | 2 |
| 3-bedroom1,141 sq ft | 1,141 sq ft | $2.23M to $2.39M | $2,059 psf | 3 |
Past transactions at Gardenvista
67 resales, Nov 2021 to Oct 2026 · median $1,824 psf · $1,150,000 to $2,790,000 · 65 of the 65 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 22 May 2026 | 962 Dunearn Road | 5 | #05-30302BR · Blk 962 | 2BR | 947 | $1,830 | $1,733,000 | Resale |
| 20 Apr 2026 | 952 Dunearn Road | 5 | #05-10102BR · Blk 952 | 2BR | 926 | $1,944 | $1,800,000 | Resale |
| 16 Apr 2026 | 956 Dunearn Road | 1 | #01-18181BR · Blk 956 | 1BR | 893 | $1,433 | $1,280,000 | Resale |
| 18 Mar 2026 | 962 Dunearn Road | 2 | #02-28283BR · Blk 962 | 3BR | 1,141 | $1,954 | $2,230,000 | Resale |
| 13 Feb 2026 | 960 Dunearn Road | 4 | #04-26263BR · Blk 960 | 3BR | 1,130 | $2,079 | $2,350,000 | Resale |
| 9 Feb 2026 | 958 Dunearn Road | 6 | #06-21214BR · Blk 958 | 4BR | 1,346 | $2,074 | $2,790,000 | Resale |
| 21 Nov 2025 | 950 Dunearn Road | 9 | #09-02023BR · Blk 950 | 3BR | 1,163 | $2,059 | $2,393,888 | Resale |
| 29 Oct 2025 | 954 Dunearn Road | 2 | #02-13133BR · Blk 954 | 3BR | 1,173 | $1,939 | $2,275,000 | Resale |
| 21 Oct 2025 | 962 Dunearn Road | 5 | #05-28283BR · Blk 962 | 3BR | 1,141 | $1,981 | $2,260,000 | Resale |
| 15 Oct 2025 | 958 Dunearn Road | 8 | #08-22223BR · Blk 958 | 3BR | 1,130 | $2,115 | $2,390,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 7 | $1,477 psf | $1,408 psf |
| Feb–Apr 2022 | 2 | $1,531 psf | $1,449 psf |
| May–Jul 2022 | 3 | $1,655 psf | $1,459 psf |
| Aug–Oct 2022 | 3 | $1,599 psf | $1,524 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,470 psf |
| Feb–Apr 2023 | 4 | $1,747 psf | $1,611 psf |
| May–Jul 2023 | 2 | $1,772 psf | $1,643 psf |
| Aug–Oct 2023 | 2 | $1,740 psf | $1,565 psf |
| Nov 2023 – Jan 2024 | 2 | $1,869 psf | $1,848 psf |
| Feb–Apr 2024 | 3 | $1,803 psf | $1,693 psf |
| May–Jul 2024 | 5 | $1,835 psf | $1,740 psf |
| Aug–Oct 2024 | 5 | $1,875 psf | $1,710 psf |
| Nov 2024 – Jan 2025 | 3 | $1,888 psf | $1,744 psf |
| Feb–Apr 2025 | 6 | $1,920 psf | $1,708 psf |
| May–Jul 2025 | 7 | $1,972 psf | $1,909 psf |
| Aug–Oct 2025 | 5 | $1,981 psf | $1,806 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,844 psf |
| Feb–Apr 2026 | 5 | $1,954 psf | $1,944 psf |
| May–Jul 2026 | 1 | — | $1,906 psf |
| Aug–Oct 2026 | — | — | $1,911 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +5.5% a year, ranked 4 of 39 in D21 and 48 of 715 condos. See the most profitable condos in D21 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Gardenvista Rent
- Median rent a month
- $4,300 to $5,300
- Gross yield
- 2.7% to 2.9%
- Rental contracts
- 32
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,300 | $4,180 to $4,700 | 2.9% | 15 |
| 3-bedroom | $5,300 | $5,200 to $5,700 | 2.7% | 17 |
Rental contracts at Gardenvista
36 contracts, Sep 2025 to Aug 2026 · median $5,000 a month · $3,800 to $6,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,100 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,700 |
| Jul 2026 | 1BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,300 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $5,300 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $6,000 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $4,100 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $4,700 |
| Jun 2026 | 3BR | 1,100 to 1,200 sq ft | $5,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Gardenvista By stack
- Highest, stack 21
- $2,066 psf
- Lowest, stack 09
- $1,563 psf
- Stacks with 2+ resales
- 19
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,978 psf | 1,163 sq ft | Levels 2 to 9 | 3 |
| 04 | $1,887 psf | 1,163 sq ft | Levels 5 to 9 | 4 |
| 06 | $1,804 psf | 1,109 sq ft | Levels 6 to 10 | 3 |
| 08 | $1,778 psf | 872 sq ft | Levels 3 to 10 | 3 |
| 09 | $1,563 psf | 872 sq ft | Levels 4 to 5 | 2 |
| 10 | $1,685 psf | 926 sq ft | Levels 5 to 6 | 3 |
| 12 | $1,713 psf | 1,001 sq ft | Levels 1 to 2 | 2 |
| 13 | $1,939 psf | 1,173 sq ft | Levels 2 to 10 | 3 |
Show the other 11 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 15 | $1,843 psf | 1,130 sq ft | Levels 3 to 7 | 2 |
| 16 | $1,886 psf | 1,346 sq ft | Levels 6 to 10 | 2 |
| 19 | $1,853 psf | 1,130 sq ft | Levels 4 to 9 | 2 |
| 21 | $2,066 psf | 1,346 sq ft | Levels 3 to 6 | 3 |
| 22 | $2,022 psf | 1,130 sq ft | Levels 2 to 8 | 2 |
| 23 | $1,699 psf | 1,012 sq ft | Levels 1 to 3 | 2 |
| 25 | $1,850 psf | 1,173 sq ft | Levels 2 to 3 | 2 |
| 26 | $1,940 psf | 1,130 sq ft | Levels 4 to 7 | 2 |
| 28 | $1,963 psf | 1,141 sq ft | Levels 2 to 9 | 4 |
| 30 | $1,830 psf | 947 sq ft | Levels 5 to 8 | 3 |
| 32 | $1,829 psf | 861 sq ft | Levels 2 to 10 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Gardenvista Notes
How these numbers are worked out
- Grade A places Gardenvista in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,954 psf at Gardenvista against $1,901 psf across District 21, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,970 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (13 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 7 resale caveats at Gardenvista ranged from $1,433 psf to $2,079 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2006, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is King Albert Park MRT (DT6 / CR15), 390 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Gardenvista for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.