RPS · Resale Project Scorecard
Liiv Residences — Grade C
RPS score 5.20/10 · D05 · Buona Vista, Clementi, Pasir Panjang · 23 units · scored across 7 weighted factors — methodology published.
FH · LCT LAND (PASIR PANJANG) PTE LTD · TOP 2018
Below-average project with notable weaknesses. Standout strengths: tenure, total returns. Key weaknesses: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +2.64% — near-median performance within its 2018-era cohort (55th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
23 units — very small project; niche product with thin resale market.
0.87km from Haw Par Villa Mrt Stn (CC25) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 4.52% — exceptional income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 0.95km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
See live Liiv Residences listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Liiv Residences scores 5.20 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1801st of 2,357 resale condos scored in Singapore and 40th of 91 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and Rental Yield (9/10); its weakest is Primary School Effect (1/10). Below-average project with notable weaknesses. Standout strengths: tenure, total returns. Key weaknesses: project size, schools.
See all 91 scored condos in District 5 (Buona Vista, Clementi, Pasir Panjang) →
RPS · Resale Project Scorecard
Recent resale transactions at Liiv Residences
URA REALIS records no resale transactions at Liiv Residences in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
Liiv Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1801st of 2,357, scores updated September 2026.
- Is Liiv Residences a good buy in 2026?
- Liiv Residences scores 5.20/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1801st of 2,357 Singapore resale condos and 40th of 91 in District 5 (Buona Vista, Clementi, Pasir Panjang). Below-average project with notable weaknesses. Standout strengths: tenure, total returns. Key weaknesses: project size, schools. 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 Liiv Residences?
- URA REALIS records no resale transactions at Liiv Residences in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Liiv Residences from the nearest MRT station?
- Liiv Residences is about 870m from Haw Par Villa MRT (CC25), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Liiv Residences compare with Viva Vista?
- Viva Vista is the project scored next to Liiv Residences on the District 5 ranking: 5.23 (Grade C) against Liiv Residences's 5.20 (Grade C). Liiv Residences scores higher on Project's Historical Performance (6 vs 4) and Rental Yield (9 vs 8); Viva Vista scores higher on Project Size (3 vs 5) and MRT Proximity (6 vs 8).
- What is the tenure of Liiv Residences, and how big is the project?
- Liiv Residences is freehold, completed in 2018, has 23 units, developed by LCT LAND (PASIR PANJANG) PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 23 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 Liiv Residences in Buona Vista, Clementi, Pasir Panjang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Viva VistaC5.23
- Palm MansionsC5.20
- The StellarC5.24
- Normanton ParkC5.14
- Crystal HeightsC5.24
- The Verandah ResidencesC5.13
See all 91 scored projects in Buona Vista, Clementi, Pasir Panjang →
Free condo report
Email me this condo's report
Get the full report on Liiv Residences — PSF trends, rival comparison, and our verdict — in your inbox.