Resale Project Scorecard
Harbour View Towers
D04 · HarbourFront, Telok Blangah · 99-year leasehold · completed 1994 · 154 units
Grade C, 4.71 out of 10, the 13th highest score among 24 resale condos in District 4.
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
- 63 yrs
- Resales, 12 months to Oct 2026
- 3
- To Telok Blangah MRT
- 210 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Harbour View Towers Score
- C
- Grade
- Score out of 10
- 4.71
- Highest score among 24 resale condos in District 4
- 13th
Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: schools, capital appreciation.
Project's Historical Performance25%3/10
Avg Ann. of +2.51% — below-median performance vs same-vintage peers (25th percentile of 1994-era cohort).
The district median is 2/10.
Primary School Effect20%3/10
1 primary school within 1km (Blangah Rise Primary School, 0.38km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 2/10.
- Blangah Rise Primary 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%5/10
154 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 5/10.
MRT Proximity13%9/10
210 m from Telok Blangah MRT (CC28) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7/10.
Rental Yield10%5/10
Rental yield of 3.29% — above-average income return.
The district median is 4/10.
Tenure10%5/10
99YR tenure — about 63 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Telok Blangah precinct at 0.23km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 5/10.
Scores updated October 2026. On the map →
Why Harbour View Towers scores 4.71
Harbour View Towers scores 4.71 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2118th of 2,350 resale condos scored in Singapore and 13th of 24 in District 4 (HarbourFront, Telok Blangah). Its strongest factors are MRT Proximity (9/10) and Future Transformation (6/10); its weakest is Primary School Effect (3/10).
| Factor | This condoHarbour View Towers | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 2/10 | +0.25 | 65% of district |
| Primary School Effect20% | 3/10 | 2/10 | +0.20 | 57% of district |
| Project Size16% | 5/10 | 5/10 | ±0.00 | 22% of district |
| MRT Proximity13% | 9/10 | 7/10 | +0.26 | 74% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 61% of district |
| Tenure10% | 5/10 | 8/10 | −0.30 | 0% of district |
| Future Transformation6% | 6/10 | 5/10 | +0.06 | 78% of district |
Medians are across the 24 scored resale projects in District 4 (HarbourFront, Telok Blangah). “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 Towers and a median-profile project (4.11). “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 Towers Prices
By unit type at Harbour View Towers
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,615 sq ft | 1,615 sq ft | $1.87M to $2.51M | $1,549 psf | 3 |
Past transactions at Harbour View Towers
9 resales, Nov 2021 to Oct 2026 · median $1,555 psf · $1,150,000 to $2,800,000 · 6 of the 6 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Sep 2026 | 21 Telok Blangah Drive | 21 | #21-01013BR | 3BR | 1,615 | $1,555 | $2,510,000 | Resale |
| 26 May 2026 | 21 Telok Blangah Drive | 18 | #18-03033BR | 3BR | 1,206 | $1,549 | $1,868,000 | Resale |
| 13 Feb 2026 | 21 Telok Blangah Drive | 24 | #24-06063BR | 3BR | 1,615 | $1,510 | $2,438,000 | Resale |
| 12 Sep 2025 | 21 Telok Blangah Drive | 23 | #23-05053BR | 3BR | 1,593 | $1,486 | $2,368,000 | Resale |
| 28 Feb 2025 | 21 Telok Blangah Drive | 19 | #19-01013BR | 3BR | 1,615 | $1,610 | $2,600,000 | Resale |
| 29 Aug 2024 | 21 Telok Blangah Drive | 30 | #30-01013BR | 3BR | 1,615 | $1,734 | $2,800,000 | Resale |
| 11 Apr 2024 | 21 Telok Blangah Drive | 14 | #14-03033BR | 3BR | 1,206 | $1,617 | $1,950,000 | Resale |
| 30 Nov 2023 | 21 Telok Blangah Drive | 28 | #28-03033BR | 3BR | 1,206 | $1,742 | $2,100,000 | Resale |
| 23 Dec 2021 | 21 Telok Blangah Drive | 15 | #15-02021BR | 1BR | 797 | $1,444 | $1,150,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Harbour View Towers Rent
- Median rent a month
- $3,800 to $5,700
- Gross yield
- 2.8%
- Rental contracts
- 44
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,800 | $3,650 to $4,000 | — | 19 |
| 3-bedroom | $5,700 | $5,200 to $6,200 | 2.8% | 25 |
Rental contracts at Harbour View Towers
44 contracts, Sep 2025 to Aug 2026 · median $4,600 a month · $3,125 to $9,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 2,000 to 2,100 sq ft | $6,500 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,700 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $5,300 |
| Jul 2026 | 3BR | 1,600 to 1,700 sq ft | $5,400 |
| Jul 2026 | 3BR | 1,600 to 1,700 sq ft | $5,700 |
| Jul 2026 | 3BR | 1,500 to 1,600 sq ft | $5,800 |
| Jul 2026 | 3BR | 1,500 to 1,600 sq ft | $6,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $6,600 |
| Jun 2026 | 3BR | 1,600 to 1,700 sq ft | $5,600 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Harbour View Towers Notes
How these numbers are worked out
- Grade C places Harbour View Towers 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: $1,549 psf at Harbour View Towers against $1,820 psf across District 4, 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.
- 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.
- 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 3 resale caveats at Harbour View Towers ranged from $1,510 psf to $1,555 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (3/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1994, 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 Telok Blangah MRT (CC28), 210 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Harbour View Towers for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.