RPS · Resale Project Scorecard
Le M Residence — Grade B
RPS score 6.26/10 · D15 · East Coast, Marine Parade · 12 units · scored across 7 weighted factors — methodology published.
FH · NOBLE CITY DEVELOPMENT PTE LTD · TOP 2005
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +4.34% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
3 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.46km). Exceptional school catchment — strong appeal for families with young children.
12 units — very small project; niche product with thin resale market.
0.78km from Marine Terrace Mrt Stn (TE27) — short walk to MRT, good transport convenience.
Rental yield of 2.77% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.23km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: CHIJ (Katong) Primary, TAO NAN School, HAIG Girls' School.
The verdict· Scores updated September 2026
Le M Residence scores 6.26 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 855th of 2,357 resale condos scored in Singapore and 163rd of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Le M Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 855th of 2,357, scores updated September 2026.
- Is Le M Residence a good buy in 2026?
- Le M Residence scores 6.26/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 855th of 2,357 Singapore resale condos and 163rd of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation. 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.
- How far is Le M Residence from the nearest MRT station?
- Le M Residence is about 780m from Marine Terrace MRT (TE27), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Le M Residence compare with Nature Mansions?
- Nature Mansions is the project scored next to Le M Residence on the District 15 ranking: 6.27 (Grade B) against Le M Residence's 6.26 (Grade B). Le M Residence scores higher on MRT Proximity (7 vs 6); Nature Mansions scores higher on Rental Yield (3 vs 4) and Future Transformation (1 vs 2).
- Which primary schools are within 1km of Le M Residence?
- 3 primary schools are within 1km of Le M Residence: CHIJ (Katong) Primary, TAO NAN School, HAIG Girls' School. 3 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.46km). Exceptional school catchment — strong appeal for families with young children. Le M Residence scores 10/10 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 Le M Residence, and how big is the project?
- Le M Residence is freehold, completed in 2005, has 12 units, developed by NOBLE CITY DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 12 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Le M Residence in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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