Resale Project Scorecard
Island View
D05 · Buona Vista, Clementi, Pasir Panjang · freehold · completed 1984 · 72 units
Grade C, 5.28 out of 10, the 35th 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
- 3
- To Pasir Panjang MRT
- 410 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Island View Score
- C
- Grade
- Score out of 10
- 5.28
- Highest score among 90 resale condos in District 5
- 35th
Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: rental yield, schools.
Project's Historical Performance25%8/10
Avg Ann. of +4.21% — top-quartile performance within its 1984-era cohort (72nd percentile).
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
72 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
410 m from Pasir Panjang MRT (CC26) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%2/10
Rental yield of 2.41% — weak 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 0.76km. 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 →
Why Island View scores 5.28
Island View scores 5.28 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1806th of 2,350 resale condos scored in Singapore and 35th of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Primary School Effect (1/10).
| Factor | This condoIsland View | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 5.5/10 | +0.63 | 73% 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% | 2/10 | 5/10 | −0.30 | 3% 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 Island View 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.
Island View Prices
By unit type at Island View
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 4-bedroom3,498 sq ft | 3,498 sq ft | $4.35M to $4.88M | $1,334 psf | 3 |
Past transactions at Island View
9 resales, Nov 2021 to Oct 2026 · median $1,372 psf · $4,350,000 to $5,150,000 · 7 of the 7 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Aug 2026 | 38C Jalan Mat Jambol | 1 | #01-10104BR · Blk 38C | 4BR | 3,358 | $1,334 | $4,480,000 | Resale |
| 13 Feb 2026 | 38D Jalan Mat Jambol | 1 | #01-02024BR · Blk 38D | 4BR | 3,595 | $1,357 | $4,880,000 | Resale |
| 12 Jan 2026 | 38A Jalan Mat Jambol | 2 | #02-07074BR · Blk 38A | 4BR | 3,498 | $1,243 | $4,350,000 | Resale |
| 10 Jul 2025 | 38A Jalan Mat Jambol | 2 | #02-08084BR · Blk 38A | 4BR | 3,498 | $1,472 | $5,150,000 | Resale |
| 2 Jan 2025 | 38A Jalan Mat Jambol | 2 | #02-15154BR · Blk 38A | 4BR | 3,498 | $1,392 | $4,870,000 | Resale |
| 27 Nov 2024 | 38A Jalan Mat Jambol | 2 | #02-11114BR · Blk 38A | 4BR | 3,498 | $1,372 | $4,800,000 | Resale |
| 1 Jun 2023 | 38A Jalan Mat Jambol | 2 | #02-19194BR · Blk 38A | 4BR | 3,498 | $1,415 | $4,950,000 | Resale |
| 8 Mar 2023 | 38D Jalan Mat Jambol | 2 | #02-12124BR · Blk 38D | 4BR | 3,498 | $1,315 | $4,600,000 | Resale |
| 17 Feb 2022 | 38A Jalan Mat Jambol | 2 | #02-04044BR · Blk 38A | 4BR | 3,498 | $1,455 | $5,090,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,405 psf |
| Feb–Apr 2022 | 1 | — | $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 | — | $1,576 psf |
| May–Jul 2023 | 1 | — | $1,634 psf |
| Aug–Oct 2023 | — | — | $1,685 psf |
| Nov 2023 – Jan 2024 | — | — | $1,791 psf |
| Feb–Apr 2024 | — | — | $1,778 psf |
| May–Jul 2024 | — | — | $1,810 psf |
| Aug–Oct 2024 | — | — | $1,816 psf |
| Nov 2024 – Jan 2025 | 2 | $1,382 psf | $1,854 psf |
| Feb–Apr 2025 | — | — | $1,852 psf |
| May–Jul 2025 | 1 | — | $1,901 psf |
| Aug–Oct 2025 | — | — | $1,910 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,880 psf |
| Feb–Apr 2026 | 1 | — | $1,873 psf |
| May–Jul 2026 | — | — | $1,858 psf |
| Aug–Oct 2026 | 1 | — | $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 →
Island View Rent
- Median rent a month
- $7,900 to $8,650
- Gross yield
- 2.1%
- Rental contracts
- 17
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $8,650 | $7,850 to $8,980 | — | 14 |
| 4-bedroom | $7,900 | — | 2.1% | 3 |
Rental contracts at Island View
17 contracts, Sep 2025 to Aug 2026 · median $8,500 a month · $7,300 to $10,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 3,400 to 3,500 sq ft | $7,750 |
| Aug 2026 | 3BR | 3,400 to 3,500 sq ft | $8,250 |
| Aug 2026 | 3BR | 3,300 to 3,400 sq ft | $8,900 |
| Aug 2026 | 4BR | 3,000 to 3,100 sq ft | $7,300 |
| Aug 2026 | 4BR | 2,900 to 3,000 sq ft | $7,900 |
| Jul 2026 | 4BR | 3,300 to 3,400 sq ft | $8,750 |
| Jun 2026 | 3BR | 3,400 to 3,500 sq ft | $8,900 |
| May 2026 | 3BR | 3,500 to 3,600 sq ft | $7,600 |
| May 2026 | 3BR | 3,400 to 3,500 sq ft | $10,500 |
| Apr 2026 | 3BR | 3,500 to 3,600 sq ft | $7,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Island View Notes
How these numbers are worked out
- Grade C places Island View 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: $1,334 psf at Island View against $1,875 psf across District 5, 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; the year before is Nov 2024 – Oct 2025, median $1,392 psf). 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 Island View ranged from $1,243 psf to $1,357 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 (8/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1984, 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 Pasir Panjang MRT (CC26), 410 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 Island View for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.