RPS · Resale Project Scorecard
Harbourlights — Grade B
RPS score 5.98/10 · D04 · Harbourfront, Telok Blangah · 139 units · scored across 7 weighted factors — methodology published.
FH · CapitaLand · TOP 1997
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.40% — below-median performance vs same-vintage peers (20th percentile of 1997-era cohort).
1 primary school within 1km (RADIN MAS PRIMARY SCHOOL, 0.94km away). Adequate but narrow school optionality.
139 units — boutique development. Lower transaction frequency and limited shared facilities.
160m from Harbourfront Mrt Stn (NE1 / CC29) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.74% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Telok Blangah precinct at 1.70km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Radin MAS Primary School.
The verdict· Scores updated September 2026
Harbourlights scores 5.98 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1108th of 2,357 resale condos scored in Singapore and 6th of 24 in District 4 (Harbourfront, Telok Blangah). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, capital appreciation.
See all 24 scored condos in District 4 (Harbourfront, Telok Blangah) →
RPS · Resale Project Scorecard
Recent resale transactions at Harbourlights
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,826 psf, median price $2.12M. Median PSF is down 2.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,880 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,858 psf | $1.52M |
| Jan–Mar 2026 | 1 | $1,826 psf | $2.12M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,825 psf | $2.30M |
| 12-month total | 3 | $1,826 psf | $2.12M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Harbourlights: frequently asked questions
Answers generated from the scorecard data — RPS rank 1108th of 2,357, scores updated September 2026.
- Is Harbourlights a good buy in 2026?
- Harbourlights scores 5.98/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1108th of 2,357 Singapore resale condos and 6th of 24 in District 4 (Harbourfront, Telok Blangah). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, capital appreciation. 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 Harbourlights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Harbourlights, at a median of $1,826 psf and a median price of $2.12M (range $1,825 psf to $1,858 psf). The median PSF is down 2.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,880 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Harbourlights from the nearest MRT station?
- Harbourlights is about 160m from Harbourfront MRT (NE1 / CC29), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Harbourlights compare with Mount Faber Lodge?
- Mount Faber Lodge is the project scored next to Harbourlights on the District 4 ranking: 6.04 (Grade B) against Harbourlights's 5.98 (Grade B). Harbourlights scores higher on Project Size (5 vs 3) and MRT Proximity (10 vs 8); Mount Faber Lodge scores higher on Project's Historical Performance (2 vs 5).
- Which primary schools are within 1km of Harbourlights?
- One primary school is within 1km of Harbourlights: Radin MAS Primary School. 1 primary school within 1km (RADIN MAS PRIMARY SCHOOL, 0.94km away). Adequate but narrow school optionality. Harbourlights scores 9/10 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 Harbourlights, and how big is the project?
- Harbourlights is freehold, completed in 1997, has 139 units, developed by CapitaLand. Freehold tenure — no lease decay concerns, preserves long-term value. 139 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Harbourlights in Harbourfront, Telok Blangah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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