RPS · Resale Project Scorecard
Lilydale — Grade B
RPS score 5.79/10 · D27 · Sembawang, Yishun · 318 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2003
Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +2.83% — below-median performance vs same-vintage peers (22th percentile of 2003-era cohort).
3 primary schools within 1km (nearest: NORTH VIEW PRIMARY SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children.
318 units — good project size supporting active resale market and adequate facilities.
1.71km from Yishun Mrt Stn (NS13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.03% — strong income return.
99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: North VIEW Primary School, Huamin Primary School, Northland Primary School.
The verdict· Scores updated September 2026
Lilydale scores 5.79 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1280th of 2,357 resale condos scored in Singapore and 29th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and Project Size (8/10); its weakest is Future Transformation (0/10). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: MRT access, future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Lilydale
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $917 psf, median price $1.14M. Median PSF is down 4.0% on the previous 12 months (Oct 2024 – Sep 2025, $955 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $978 psf | $1.17M |
| Jan–Mar 2026 | 3 | $937 psf | $1.15M |
| Apr–Jun 2026 | 2 | $849 psf | $1.08M |
| Jul–Sep 2026 | 2 | $830 psf | $1.50M |
| 12-month total | 8 | $917 psf | $1.14M |
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.
Lilydale: frequently asked questions
Answers generated from the scorecard data — RPS rank 1280th of 2,357, scores updated September 2026.
- Is Lilydale a good buy in 2026?
- Lilydale scores 5.79/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1280th of 2,357 Singapore resale condos and 29th of 37 in District 27 (Sembawang, Yishun). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: MRT access, 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.
- What is the average PSF at Lilydale?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Lilydale, at a median of $917 psf and a median price of $1.14M (range $755 psf to $1,011 psf). The median PSF is down 4.0% on the previous 12 months (Oct 2024 – Sep 2025, $955 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lilydale from the nearest MRT station?
- Lilydale is about 1.7km from Yishun MRT (NS13), scoring 2/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lilydale compare with Skies Miltonia?
- Skies Miltonia is the project scored next to Lilydale on the District 27 ranking: 6.09 (Grade B) against Lilydale's 5.79 (Grade B). Lilydale scores higher on Rental Yield (8 vs 5); Skies Miltonia scores higher on Project's Historical Performance (3 vs 5) and Tenure (7 vs 8).
- Which primary schools are within 1km of Lilydale?
- 3 primary schools are within 1km of Lilydale: North VIEW Primary School, Huamin Primary School, Northland Primary School. 3 primary schools within 1km (nearest: NORTH VIEW PRIMARY SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children. Lilydale 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 Lilydale, and how big is the project?
- Lilydale is 99-year leasehold, completed in 2003, has 318 units, developed by Sim Lian Group. 99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent. 318 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Yishun & Sembawang
Scored either side of Lilydale in Sembawang, Yishun
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