Resale Project Scorecard
Harbour View Gardens
D05 · Buona Vista, Clementi, Pasir Panjang · freehold · completed 2021 · 57 units
Grade C, 4.81 out of 10, the 53rd highest score among 90 resale condos in District 5.
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
- 0
- To Haw Par Villa MRT
- 590 m
Artist's impression: RH Developments Pte Ltd, Harbour View Gardens brochure
Harbour View Gardens Score
- C
- Grade
- Score out of 10
- 4.81
- Highest score among 90 resale condos in District 5
- 53rd
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools.
Project's Historical Performance25%4/10
Avg Ann. of +1.37% — below-median performance vs same-vintage peers (30th percentile of 2021-era cohort).
The district median is 5.5/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 1/10.
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
57 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
590 m from Haw Par Villa MRT (CC25) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.93% — strong income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Pasir Panjang precinct at 0.37km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Harbour View Gardens scores 4.81
Harbour View Gardens scores 4.81 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2071st of 2,350 resale condos scored in Singapore and 53rd of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Primary School Effect (1/10).
| Factor | This condoHarbour View Gardens | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5.5/10 | −0.37 | 20% of district |
| Primary School Effect20% | 1/10 | 1/10 | ±0.00 | 0% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 51% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 72% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 6/10 | 6/10 | ±0.00 | 31% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Harbour View Gardens and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Harbour View Gardens Prices
No resale at Harbour View Gardens in the 12 months to October 2026.
Past transactions at Harbour View Gardens
8 resales, Nov 2021 to Oct 2026 · median $1,899 psf · $1,180,000 to $1,560,000 · all 8 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 6 Mar 2025 | 221 Pasir Panjang Road | 1 | #01-02022BR · Blk 221 | 2BR | 624 | $1,981 | $1,237,000 | Resale |
| 3 Feb 2025 | 221 Pasir Panjang Road | 3 | #03-04042BR · Blk 221 | 2BR | 635 | $1,890 | $1,200,000 | Resale |
| 4 Sep 2024 | 221 Pasir Panjang Road | 3 | #03-02022BR · Blk 221 | 2BR | 624 | $1,890 | $1,180,000 | Resale |
| 20 Jun 2024 | 223 Pasir Panjang Road | 2 | #02-09093BR · Blk 223 | 3BR | 840 | $1,763 | $1,480,000 | Resale |
| 8 Mar 2024 | 221 Pasir Panjang Road | 5 | #05-07073BR · Blk 221 | 3BR | 818 | $1,907 | $1,560,000 | Resale |
| 7 Dec 2023 | 221 Pasir Panjang Road | 2 | #02-04042BR · Blk 221 | 2BR | 635 | $1,937 | $1,230,000 | Resale |
| 24 Oct 2023 | 221 Pasir Panjang Road | 1 | #01-04042BR · Blk 221 | 2BR | 635 | $2,094 | $1,330,000 | Resale |
| 17 Jul 2023 | 221 Pasir Panjang Road | 3 | #03-01012BR · Blk 221 | 2BR | 657 | $1,885 | $1,238,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,405 psf |
| Feb–Apr 2022 | — | — | $1,427 psf |
| May–Jul 2022 | — | — | $1,526 psf |
| Aug–Oct 2022 | — | — | $1,471 psf |
| Nov 2022 – Jan 2023 | — | — | $1,548 psf |
| Feb–Apr 2023 | — | — | $1,576 psf |
| May–Jul 2023 | 1 | — | $1,634 psf |
| Aug–Oct 2023 | 1 | — | $1,685 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,791 psf |
| Feb–Apr 2024 | 1 | — | $1,778 psf |
| May–Jul 2024 | 1 | — | $1,810 psf |
| Aug–Oct 2024 | 1 | — | $1,816 psf |
| Nov 2024 – Jan 2025 | — | — | $1,854 psf |
| Feb–Apr 2025 | 2 | $1,936 psf | $1,852 psf |
| May–Jul 2025 | — | — | $1,901 psf |
| Aug–Oct 2025 | — | — | $1,910 psf |
| Nov 2025 – Jan 2026 | — | — | $1,880 psf |
| Feb–Apr 2026 | — | — | $1,873 psf |
| May–Jul 2026 | — | — | $1,858 psf |
| Aug–Oct 2026 | — | — | $1,887 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 →
Harbour View Gardens Rent
- Median rent a month
- $4,050
- Rental contracts
- 4
| Unit type | Median rent | LetsContracts |
|---|---|---|
| 2-bedroom | $4,050 | 4 |
Rental contracts at Harbour View Gardens
4 contracts, Sep 2025 to Aug 2026 · median $4,050 a month · $3,800 to $4,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Dec 2025 | 2BR | 600 to 700 sq ft | $4,000 |
| Sep 2025 | 2BR | 600 to 700 sq ft | $3,800 |
| Sep 2025 | 2BR | 600 to 700 sq ft | $4,100 |
| Sep 2025 | 2BR | 600 to 700 sq ft | $4,200 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Harbour View Gardens Floor plans
18 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom12 plans · 570 to 689 sq ft
3-Bedroom6 plans · 818 to 1,001 sq ft
Floor plans: RH Developments Pte Ltd, Harbour View Gardens brochure. Developer's plans, not to scale and subject to change; areas are estimates and include air-con ledges, balconies and PES where applicable.
Harbour View Gardens Site plan
Every block in 3D, with the sun on each home →
Key plan: RH Developments Pte Ltd. Diagrammatic, not drawn to scale.
Harbour View Gardens Notes
How these numbers are worked out
- Grade C places Harbour View Gardens 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.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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: no resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2021, 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 Haw Par Villa MRT (CC25), 590 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Harbour View Gardens for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.