Resale Project Scorecard
Grand Residence
D15 · East Coast, Marine Parade · freehold · completed 2006 · 12 units
Grade C, 5.31 out of 10, the 356th 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
- To Kembangan MRT
- 550 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Grand Residence Score
- C
- Grade
- Score out of 10
- 5.31
- Highest score among 434 resale condos in District 15
- 356th
Below-average project with notable weaknesses. Standout strengths: tenure, rental yield. Key weaknesses: project size, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.19% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
The district median is 6.5/10.
Primary School Effect20%3/10
2 primary schools within 1km (nearest: St. Stephen's School at 0.75km). Moderate school access.
The district median is 8/10.
- St. Stephen's School
- Haig Girls' School
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%3/10
12 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
550 m from Kembangan MRT (EW6) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%8/10
Rental yield of 4.16% — strong 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%2/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.49km, 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 Residence scores 5.31
Grand Residence scores 5.31 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1784th of 2,350 resale condos scored in Singapore and 356th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (2/10).
| Factor | This condoGrand Residence | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6.5/10 | −0.37 | 17% of district |
| Primary School Effect20% | 3/10 | 8/10 | −1.00 | 14% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 35% of district |
| Rental Yield10% | 8/10 | 4/10 | +0.40 | 96% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 54% 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 Residence 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 Residence Notes
How these numbers are worked out
- Grade C places Grand Residence 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.
- MRT distance is a straight line on the map; the walking route is longer.
- 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.
- Grand Residence has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (5/10) rests on the 10-year record.
- 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 Kembangan MRT (EW6), 550 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. Nothing on this page is a valuation or advice on a specific unit.