Resale Project Scorecard
Grand Duchess @ St Patrick's
D15 · East Coast, Marine Parade · freehold · completed 2010 · 121 units
Grade S, 7.97 out of 10, the 4th highest score among 434 resale condos in District 15.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 1
- To Marine Terrace MRT
- 170 m
Background: East Coast, Marine Parade, not this condo. Photo credits
Grand Duchess @ St Patrick's Score
- S
- Grade
- Score out of 10
- 7.97
- Highest score among 434 resale condos in District 15
- 4th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +4.22% places this condo in the top 9% of its 2010-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 6.5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Ngee Ann Primary School at 0.33km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Ngee Ann Primary School
- Tao Nan School
- CHIJ (Katong) 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%5/10
121 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%10/10
170 m from Marine Terrace MRT (TE27) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.63% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Bayshore precinct (Bedok East) at 3.29km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Grand Duchess @ St Patrick's scores 7.97
Grand Duchess @ St Patrick's scores 7.97 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 108th of 2,350 resale condos scored in Singapore and 4th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (1/10).
| Factor | This condoGrand Duchess @ St Patrick's | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 6.5/10 | +0.88 | 99% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 53% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 85% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 85% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 23% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 1/10 | 1/10 | ±0.00 | 29% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Grand Duchess @ St Patrick's and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Grand Duchess @ St Patrick's Prices
- Median PSF
- $2,114
- Median price
- $4.05M
- Resale
- 1
Past transactions at Grand Duchess @ St Patrick's
15 resales, Nov 2021 to Oct 2026 · median $1,954 psf · $2,100,000 to $5,530,000 · all 15 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Apr 2026 | 134 Saint Patrick's Road | 3 | #03-15154BR · Blk 134 | 4BR | 1,916 | $2,114 | $4,050,000 | Resale |
| 26 Aug 2025 | 136 Saint Patrick's Road | 4 | #04-20203BR · Blk 136 | 3BR | 1,356 | $2,300 | $3,118,888 | Resale |
| 24 Jan 2025 | 136 Saint Patrick's Road | 1 | #01-20203BR · Blk 136 | 3BR | 1,453 | $2,085 | $3,030,000 | Resale |
| 7 Nov 2024 | 134 Saint Patrick's Road | 4 | #04-16164BR · Blk 134 | 4BR | 1,916 | $2,025 | $3,880,000 | Resale |
| 20 Sep 2024 | 134 Saint Patrick's Road | 5 | #05-14143BR · Blk 134 | 3BR | 1,378 | $2,214 | $3,050,000 | Resale |
| 20 May 2024 | 136 Saint Patrick's Road | 5 | #05-17174BR · Blk 136 | 4BR | 3,218 | $1,718 | $5,530,000 | Resale |
| 10 May 2024 | 134 Saint Patrick's Road | 7 | #07-14143BR · Blk 134 | 3BR | 1,378 | $2,177 | $3,000,000 | Resale |
| 4 Jan 2024 | 130 Saint Patrick's Road | 5 | #05-06064BR · Blk 130 | 4BR | 2,573 | $1,516 | $3,900,000 | Resale |
| 10 Nov 2023 | 130 Saint Patrick's Road | 5 | #05-08084BR · Blk 130 | 4BR | 2,508 | $1,607 | $4,030,000 | Resale |
| 11 Jul 2023 | 128 Saint Patrick's Road | 2 | #02-04042BR · Blk 128 | 2BR | 1,044 | $2,011 | $2,100,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,480 psf |
| Feb–Apr 2022 | 1 | — | $1,516 psf |
| May–Jul 2022 | 1 | — | $1,588 psf |
| Aug–Oct 2022 | 1 | — | $1,554 psf |
| Nov 2022 – Jan 2023 | — | — | $1,558 psf |
| Feb–Apr 2023 | 1 | — | $1,677 psf |
| May–Jul 2023 | 1 | — | $1,646 psf |
| Aug–Oct 2023 | — | — | $1,750 psf |
| Nov 2023 – Jan 2024 | 2 | $1,562 psf | $1,632 psf |
| Feb–Apr 2024 | — | — | $1,717 psf |
| May–Jul 2024 | 2 | $1,948 psf | $1,742 psf |
| Aug–Oct 2024 | 1 | — | $1,829 psf |
| Nov 2024 – Jan 2025 | 2 | $2,055 psf | $1,753 psf |
| Feb–Apr 2025 | — | — | $1,827 psf |
| May–Jul 2025 | — | — | $1,767 psf |
| Aug–Oct 2025 | 1 | — | $1,868 psf |
| Nov 2025 – Jan 2026 | — | — | $1,826 psf |
| Feb–Apr 2026 | 1 | — | $1,840 psf |
| May–Jul 2026 | — | — | $1,872 psf |
| Aug–Oct 2026 | — | — | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Grand Duchess @ St Patrick's Rent
- Median rent a month
- $6,350 to $8,750
- Rental contracts
- 24
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 3-bedroom | $6,350 | $6,300 to $6,500 | 14 |
| 4-bedroom | $8,750 | $8,630 to $9,200 | 10 |
Rental contracts at Grand Duchess @ St Patrick's
27 contracts, Sep 2025 to Aug 2026 · median $6,500 a month · $5,100 to $14,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $6,300 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $6,500 |
| Aug 2026 | 4BR | 2,700 to 2,800 sq ft | $11,500 |
| Aug 2026 | 5BR | 3,400 to 3,500 sq ft | $14,000 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $6,000 |
| Jul 2026 | 4BR | 2,000 to 2,100 sq ft | $9,200 |
| Jul 2026 | 4BR | 1,900 to 2,000 sq ft | $9,200 |
| Jul 2026 | 4BR | 2,000 to 2,100 sq ft | $9,800 |
| Jun 2026 | 4BR | 1,900 to 2,000 sq ft | $8,650 |
| Jun 2026 | 4BR | 2,500 to 2,600 sq ft | $8,800 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Grand Duchess @ St Patrick's By stack
- Highest, stack 14
- $2,196 psf
- Lowest, stack 08
- $1,781 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 08 | $1,781 psf | 1,932 sq ft | Levels 4 to 5 | 2 |
| 14 | $2,196 psf | 1,378 sq ft | Levels 5 to 7 | 2 |
| 20 | $2,193 psf | 1,405 sq ft | Levels 1 to 4 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Grand Duchess @ St Patrick's Notes
How these numbers are worked out
- Grade S places Grand Duchess @ St Patrick's 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: $2,114 psf at Grand Duchess @ St Patrick's against $1,852 psf across District 15, 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). 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 (8 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.
- Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (10/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2010, 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 Marine Terrace MRT (TE27), 170 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Grand Duchess @ St Patrick's for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.