Resale Project Scorecard
Livia
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2011 · 724 units
Grade S, 7.97 out of 10, the 12th highest score among 43 resale condos in District 18.
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 →
- Lease left, about
- 81 yrs
- Resales, 12 months to Oct 2026
- 33
- To Pasir Ris MRT
- 540 m
3D model picture: TRIBE, as on the resale scorecard
Livia Score
- S
- Grade
- Score out of 10
- 7.97
- Highest score among 43 resale condos in District 18
- 12th
Top-tier project across nearly every dimension. Standout strengths: schools, project size.
Project's Historical Performance25%7/10
Avg Ann. of +2.43% — near-median performance within its 2011-era cohort (67th percentile).
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Elias Park Primary School at 0.20km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Elias Park Primary School
- Park View Primary School
- Meridian Primary School
- Angsana 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%10/10
724 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%8/10
540 m from Pasir Ris MRT (EW1 / CR5) — short walk to MRT, good transport convenience.
The district median is 6/10.
Rental Yield10%5/10
Rental yield of 3.28% — above-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 81 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
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.
The district median is 5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Livia scores 7.97
Livia scores 7.97 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 108th of 2,350 resale condos scored in Singapore and 12th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (5/10).
| Factor | This condoLivia | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 43% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 57% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 60% of district |
| MRT Proximity13% | 8/10 | 6/10 | +0.26 | 57% of district |
| Rental Yield10% | 5/10 | 6/10 | −0.10 | 10% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 5/10 | 5/10 | ±0.00 | 50% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Livia and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Livia Prices
By unit type at Livia
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom915 sq ft | 915 sq ft | $1.10M to $1.38M | $1,288 psf | 6 |
| 3-bedroom1,324 sq ft | 1,324 sq ft | $1.45M to $1.86M | $1,323 psf | 16 |
| 4-bedroom1,539 sq ft | 1,539 sq ft | $2.08M to $2.39M | $1,423 psf | 10 |
Past transactions at Livia
33 resales, Nov 2025 to Oct 2026 · median $1,348 psf · $1,100,000 to $2,390,000 · 31 of the 31 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | 65 Pasir Ris Grove | 3 | #03-10103BR · Blk 65 | 3BR | 1,346 | $1,352 | $1,818,888 | Resale |
| 18 Sep 2026 | 71 Pasir Ris Grove | 11 | #11-18182BR · Blk 71 | 2BR | 915 | $1,399 | $1,280,000 | Resale |
| 17 Aug 2026 | 61 Pasir Ris Grove | 6 | #06-01014BR · Blk 61 | 4BR | 1,539 | $1,416 | $2,180,000 | Resale |
| 14 Aug 2026 | 69 Pasir Ris Grove | 4 | #04-15154BR · Blk 69 | 4BR | 1,539 | $1,351 | $2,080,000 | Resale |
| 11 Aug 2026 | 63 Pasir Ris Grove | 4 | #04-05054BR · Blk 63 | 4BR | 1,539 | $1,429 | $2,200,000 | Resale |
| 24 Jul 2026 | 79 Pasir Ris Grove | 2 | #02-38383BR · Blk 79 | 3BR | 1,324 | $1,322 | $1,750,000 | Resale |
| 23 Jul 2026 | 69 Pasir Ris Grove | 3 | #03-13133BR · Blk 69 | 3BR | 1,346 | $1,323 | $1,780,000 | Resale |
| 17 Jul 2026 | 69 Pasir Ris Grove | 11 | #11-16164BR · Blk 69 | 4BR | 1,539 | $1,474 | $2,268,888 | Resale |
| 15 Jul 2026 | 69 Pasir Ris Grove | 12 | #12-16164BR · Blk 69 | 4BR | 1,539 | $1,468 | $2,260,000 | Resale |
| 3 Jul 2026 | 65 Pasir Ris Grove | 14 | #14-09093BR · Blk 65 | 3BR | 1,346 | $1,382 | $1,860,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 2 | $1,303 psf | $1,455 psf |
| Dec 2025 | — | — | $1,496 psf |
| Jan 2026 | 3 | $1,246 psf | $1,458 psf |
| Feb 2026 | 5 | $1,299 psf | $1,420 psf |
| Mar 2026 | 3 | $1,322 psf | $1,467 psf |
| Apr 2026 | 3 | $1,408 psf | $1,519 psf |
| May 2026 | 5 | $1,350 psf | $1,466 psf |
| Jun 2026 | 1 | — | $1,495 psf |
| Jul 2026 | 6 | $1,374 psf | $1,457 psf |
| Aug 2026 | 3 | $1,416 psf | $1,482 psf |
| Sep 2026 | 2 | $1,376 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.9% a year, ranked 18 of 41 in D18 and 244 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Livia Rent
- Median rent a month
- $3,500 to $5,500
- Gross yield
- 3.0% to 3.5%
- Rental contracts
- 65
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,500 | $3,350 to $3,500 | 3.5% | 19 |
| 3-bedroom | $4,600 | $4,200 to $4,850 | 3.1% | 36 |
| 4-bedroom | $5,500 | $5,240 to $5,800 | 3.0% | 10 |
Rental contracts at Livia
66 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,200 to $7,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,600 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,200 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,700 |
| Aug 2026 | 4BR | 1,500 to 1,600 sq ft | $5,200 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,300 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,200 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $4,550 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Livia By stack
- Highest, stack 16
- $1,449 psf
- Lowest, stack 39
- $1,014 psf
- Stacks with 2+ resales
- 41
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,303 psf | 1,539 sq ft | Levels 6 to 14 | 2 |
| 02 | $1,289 psf | 1,733 sq ft | Levels 1 to 10 | 2 |
| 03 | $1,175 psf | 1,259 sq ft | Levels 1 to 15 | 5 |
| 04 | $1,037 psf | 1,259 sq ft | Levels 3 to 16 | 2 |
| 05 | $1,408 psf | 1,539 sq ft | Levels 4 to 14 | 3 |
| 06 | $1,221 psf | 1,539 sq ft | Levels 5 to 15 | 3 |
| 07 | $1,239 psf | 1,259 sq ft | Levels 5 to 9 | 2 |
| 08 | $1,139 psf | 1,259 sq ft | Levels 1 to 10 | 4 |
Show the other 33 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,359 psf | 1,346 sq ft | Levels 9 to 14 | 3 |
| 10 | $1,367 psf | 1,346 sq ft | Levels 3 to 11 | 2 |
| 11 | $1,209 psf | 1,733 sq ft | Levels 1 to 16 | 2 |
| 12 | $1,163 psf | 1,539 sq ft | Levels 1 to 15 | 4 |
| 13 | $1,263 psf | 1,346 sq ft | Levels 2 to 9 | 3 |
| 14 | $1,286 psf | 1,346 sq ft | Levels 4 to 12 | 3 |
| 15 | $1,162 psf | 1,539 sq ft | Levels 3 to 13 | 5 |
| 16 | $1,449 psf | 1,539 sq ft | Levels 7 to 16 | 8 |
| 17 | $1,331 psf | 915 sq ft | Levels 3 to 12 | 3 |
| 18 | $1,222 psf | 915 sq ft | Levels 2 to 16 | 5 |
| 19 | $1,149 psf | 1,410 sq ft | Levels 2 to 13 | 2 |
| 20 | $1,284 psf | 1,324 sq ft | Levels 9 to 11 | 3 |
| 21 | $1,220 psf | 1,324 sq ft | Levels 1 to 4 | 4 |
| 22 | $1,138 psf | 1,270 sq ft | Levels 12 to 13 | 2 |
| 23 | $1,268 psf | 915 sq ft | Levels 3 to 15 | 4 |
| 24 | $1,169 psf | 915 sq ft | Levels 2 to 14 | 7 |
| 26 | $1,214 psf | 1,324 sq ft | Levels 1 to 13 | 4 |
| 29 | $1,202 psf | 1,539 sq ft | Levels 7 to 15 | 5 |
| 30 | $1,316 psf | 1,539 sq ft | Levels 2 to 9 | 2 |
| 31 | $1,215 psf | 1,259 sq ft | Levels 2 to 10 | 3 |
| 32 | $1,270 psf | 1,259 sq ft | Levels 2 to 14 | 3 |
| 35 | $1,211 psf | 1,259 sq ft | Levels 2 to 13 | 3 |
| 36 | $1,240 psf | 1,259 sq ft | Levels 7 to 13 | 2 |
| 37 | $1,133 psf | 1,324 sq ft | Levels 5 to 14 | 3 |
| 38 | $1,322 psf | 1,324 sq ft | Levels 2 to 7 | 3 |
| 39 | $1,014 psf | 1,410 sq ft | Levels 3 to 9 | 3 |
| 40 | $1,126 psf | 915 sq ft | Levels 3 to 13 | 7 |
| 41 | $1,093 psf | 915 sq ft | Levels 1 to 14 | 7 |
| 42 | $1,067 psf | 1,270 sq ft | Levels 8 to 12 | 2 |
| 43 | $1,301 psf | 1,324 sq ft | Levels 1 to 14 | 3 |
| 44 | $1,209 psf | 1,324 sq ft | Levels 3 to 11 | 4 |
| 46 | $1,150 psf | 883 sq ft | Levels 2 to 15 | 4 |
| 47 | $1,097 psf | 883 sq ft | Levels 3 to 13 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Livia Floor plans
31 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom8 plans · 883 to 1,152 sq ft
3-Bedroom15 plans · 1,259 to 1,744 sq ft
4-Bedroom6 plans · 1,539 to 2,422 sq ft
5-Bedroom2 plans · 2,594 sq ft
Floor plans: Livia floor plan brochure (Hong Realty, City Developments Limited and Hong Leong Holdings). Developer's plans, subject to change; areas are approximate. Some homes are mirror images.
Livia Site plan
Every block in 3D, with the sun on each home →
Key plan: Livia floor plan brochure (Hong Realty, City Developments Limited and Hong Leong Holdings). Not drawn to scale.
Livia Notes
How these numbers are worked out
- Grade S places Livia 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.
- PSF against the district: $1,348 psf at Livia against $1,474 psf across District 18, medians over 12 months.
- 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 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,307 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (7 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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. In the 12 months to October 2026, the 33 resale caveats at Livia ranged from $1,151 psf to $1,474 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2011, 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 Pasir Ris MRT (EW1 / CR5), 540 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 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 Livia for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.