RPS · Resale Project Scorecard
Livia — Grade S
RPS score 7.44/10 · D18 · Pasir Ris, Tampines · 724 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2011
Top-tier project across nearly every dimension. Standout strengths: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.43% — near-median performance within its 2011-era cohort (67th percentile).
3 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families.
724 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.76km from Pasir Ris Mrt Stn (EW1) — short walk to MRT, good transport convenience.
Rental yield of 3.28% — above-average income return.
99YR tenure — about 81 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.63km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Elias PARK Primary School, PARK VIEW Primary School, Meridian Primary School.
The verdict· Scores updated September 2026
Livia scores 7.44 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 190th of 2,357 resale condos scored in Singapore and 15th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (5/10). Top-tier project across nearly every dimension. Standout strengths: project size, schools.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Livia
12 months to September 2026 (Oct 2025 – Sep 2026): 35 resale transactions, median $1,329 psf, median price $1.76M. Median PSF is up 1.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,307 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,281 psf | $1.49M |
| Jan–Mar 2026 | 11 | $1,299 psf | $1.65M |
| Apr–Jun 2026 | 9 | $1,350 psf | $1.83M |
| Jul–Sep 2026 | 9 | $1,382 psf | $2.08M |
| 12-month total | 35 | $1,329 psf | $1.76M |
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.
Livia: frequently asked questions
Answers generated from the scorecard data — RPS rank 190th of 2,357, scores updated September 2026.
- Is Livia a good buy in 2026?
- Livia scores 7.44/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 190th of 2,357 Singapore resale condos and 15th of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: 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 Livia?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 35 resale transactions at Livia, at a median of $1,329 psf and a median price of $1.76M (range $1,151 psf to $1,474 psf). The median PSF is up 1.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,307 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Livia from the nearest MRT station?
- Livia is about 760m from Pasir Ris MRT (EW1), 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 Livia compare with Ripple Bay?
- Ripple Bay is the project scored next to Livia on the District 18 ranking: 7.46 (Grade S) against Livia's 7.44 (Grade S). Livia scores higher on MRT Proximity (7 vs 4) and Primary School Effect (8 vs 7); Ripple Bay scores higher on Project's Historical Performance (7 vs 9) and Rental Yield (5 vs 6).
- Which primary schools are within 1km of Livia?
- 3 primary schools are within 1km of Livia: Elias PARK Primary School, PARK VIEW Primary School, Meridian Primary School. 3 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families. Livia scores 8/10 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 Livia, and how big is the project?
- Livia is 99-year leasehold, completed in 2011, has 724 units, developed by City Developments Limited. 99YR tenure — about 81 years remaining — no near-term decay concern. 724 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Pasir Ris
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