RPS · Resale Project Scorecard
Happy Mansion — Grade D
RPS score 4.57/10 · D13 · Macpherson, Potong Pasir · 24 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1977
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.00% — but from only 2 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.
2 primary schools within 1km (nearest: CANOSSA CATHOLIC PRIMARY SCHOOL at 0.47km). Moderate school access.
24 units — very small project; niche product with thin resale market.
0.53km from Mattar Mrt Stn (DT25) — short walk to MRT, good transport convenience.
Rental yield of 2.70% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.33km, far enough that the impact on this project is modest.
Primary schools within 1km: Canossa Catholic Primary School, Cedar Primary School.
The verdict· Scores updated September 2026
Happy Mansion scores 4.57 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2146th of 2,357 resale condos scored in Singapore and 43rd of 44 in District 13 (Macpherson, Potong Pasir). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (3/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 44 scored condos in District 13 (Macpherson, Potong Pasir) →
RPS · Resale Project Scorecard
Recent resale transactions at Happy Mansion
URA REALIS records no resale transactions at Happy Mansion in the 12 months to September 2026. The Historical Performance factor (4/10) is scored on 10-year price performance against same-vintage peers instead.
Happy Mansion: frequently asked questions
Answers generated from the scorecard data — RPS rank 2146th of 2,357, scores updated September 2026.
- Is Happy Mansion a good buy in 2026?
- Happy Mansion scores 4.57/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2146th of 2,357 Singapore resale condos and 43rd of 44 in District 13 (Macpherson, Potong Pasir). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Happy Mansion?
- URA REALIS records no resale transactions at Happy Mansion in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (4/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Happy Mansion from the nearest MRT station?
- Happy Mansion is about 530m from Mattar MRT (DT25), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Happy Mansion compare with R Maisons (the Maisons)?
- R Maisons (the Maisons) is the project scored next to Happy Mansion on the District 13 ranking: 4.65 (Grade C) against Happy Mansion's 4.57 (Grade D). Happy Mansion scores higher on Primary School Effect (3 vs 1); R Maisons (the Maisons) scores higher on Rental Yield (3 vs 5) and Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of Happy Mansion?
- 2 primary schools are within 1km of Happy Mansion: Canossa Catholic Primary School, Cedar Primary School. 2 primary schools within 1km (nearest: CANOSSA CATHOLIC PRIMARY SCHOOL at 0.47km). Moderate school access. Happy Mansion scores 3/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Happy Mansion, and how big is the project?
- Happy Mansion is freehold, completed in 1977, has 24 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 24 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Happy Mansion in Macpherson, Potong Pasir
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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