Resale Project Scorecard
Lavender Residence
D12 · Balestier, Toa Payoh · freehold · completed 2024 · 17 units
Grade B, 6.11 out of 10, the 69th highest score among 116 resale condos in District 12.
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 Bendemeer MRT
- 330 m
Background: Balestier, Toa Payoh, not this condo. Photo credits
Lavender Residence Score
- B
- Grade
- Score out of 10
- 6.11
- Highest score among 116 resale condos in District 12
- 69th
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size.
Project's Historical Performance25%4/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (34th percentile of 2024-era cohort).
The district median is 5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Hong Wen School at 0.75km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Hong Wen School
- Bendemeer Primary School
- Farrer Park 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%3/10
17 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
330 m from Bendemeer MRT (DT23) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7/10.
Rental Yield10%3/10
District rental yield 2.90% used as proxy (project-level rental data unavailable) — below-average yield for the area.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.48km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Lavender Residence scores 6.11
Lavender Residence scores 6.11 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1102nd of 2,350 resale condos scored in Singapore and 69th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoLavender Residence | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5/10 | −0.25 | 9% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 67% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 7/10 | +0.26 | 97% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 8% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 30% of district |
Medians are across the 116 scored resale projects in District 12 (Balestier, Toa Payoh). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lavender Residence and a median-profile project (6.02). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lavender Residence Prices
No resale at Lavender Residence in the 12 months to October 2026.
URA REALIS resale caveats, 12 months to October 2026. Check one unit →
Lavender Residence Notes
How these numbers are worked out
- Grade B places Lavender Residence 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.
- 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 2024, 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 Bendemeer MRT (DT23), 330 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools 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 Lavender Residence for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.