Resale Project Scorecard
Lutheran Towers
D10 · Bukit Timah, Holland, Tanglin · 103-year leasehold · completed 1974 · 76 units
Grade B, 6.34 out of 10, the 29th highest score among 307 resale condos in District 10.
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
- 51 yrs
- Resales, 12 months to Oct 2026
- 4
- To Botanic Gardens MRT
- 290 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Lutheran Towers Score
- B
- Grade
- Score out of 10
- 6.34
- Highest score among 307 resale condos in District 10
- 29th
Solid, middle-of-the-pack project. Standout strengths: capital appreciation, MRT access. Key weaknesses: tenure, project size.
Project's Historical Performance25%9/10
Avg Ann. of +4.28% — top-quartile performance within its 1974-era cohort (83rd percentile).
The district median is 4/10.
Primary School Effect20%7/10
1 primary school within 1km (Nanyang Primary School, 0.33km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- Nanyang 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%3/10
76 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
290 m from Botanic Gardens MRT (CC19 / DT9) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 2.96% — below-average income return.
The district median is 2/10.
Tenure10%4/10
103YR tenure — about 51 years remaining; lease decay is starting to impact bank valuations and CPF usage.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.09km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Lutheran Towers scores 6.34
Lutheran Towers scores 6.34 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 895th of 2,350 resale condos scored in Singapore and 29th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Project's Historical Performance (9/10) and MRT Proximity (9/10); its weakest is Project Size (3/10).
| Factor | This condoLutheran Towers | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 4/10 | +1.25 | 97% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 60% of district |
| Rental Yield10% | 4/10 | 2/10 | +0.20 | 77% of district |
| Tenure10% | 4/10 | 10/10 | −0.60 | 1% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 54% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lutheran Towers and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lutheran Towers Prices
By unit type at Lutheran Towers
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,916 sq ft | 1,916 sq ft | $2.15M to $2.35M | $1,137 psf | 4 |
Past transactions at Lutheran Towers
14 resales, Nov 2021 to Oct 2026 · median $1,135 psf · $1,965,800 to $2,472,000 · 9 of the 9 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 5 May 2026 | 21 Tan Kim Cheng Road | 3 | #03-23233BR · Blk 21 | 3BR | 1,916 | $1,122 | $2,150,000 | Resale |
| 23 Feb 2026 | 21 Tan Kim Cheng Road | 5 | #05-21213BR · Blk 21 | 3BR | 1,916 | $1,142 | $2,188,000 | Resale |
| 23 Jan 2026 | 25 Tan Kim Cheng Road | 7 | #07-27273BR · Blk 25 | 3BR | 1,916 | $1,227 | $2,350,000 | Resale |
| 19 Jan 2026 | 21 Tan Kim Cheng Road | 6 | #06-23233BR · Blk 21 | 3BR | 1,916 | $1,132 | $2,168,000 | Resale |
| 4 Aug 2025 | 21 Tan Kim Cheng Road | 7 | #07-23233BR · Blk 21 | 3BR | 1,916 | $1,132 | $2,168,000 | Resale |
| 22 May 2025 | 25 Tan Kim Cheng Road | 5 | #05-27273BR · Blk 25 | 3BR | 1,916 | $1,138 | $2,180,000 | Resale |
| 25 Nov 2024 | 21 Tan Kim Cheng Road | 4 | #04-23233BR · Blk 21 | 3BR | 1,916 | $1,290 | $2,472,000 | Resale |
| 7 Aug 2024 | 21 Tan Kim Cheng Road | 4 | #04-21213BR · Blk 21 | 3BR | 1,916 | $1,200 | $2,300,000 | Resale |
| 24 May 2024 | 21 Tan Kim Cheng Road | 18 | #18-21213BR · Blk 21 | 3BR | 1,916 | $1,148 | $2,200,000 | Resale |
| 3 Jan 2024 | 25 Tan Kim Cheng Road | 10 | #10-25253BR · Blk 25 | 3BR | 1,916 | $1,194 | $2,288,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,884 psf |
| Feb–Apr 2022 | 2 | $1,053 psf | $2,055 psf |
| May–Jul 2022 | — | — | $1,987 psf |
| Aug–Oct 2022 | — | — | $2,047 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,137 psf |
| Feb–Apr 2023 | — | — | $2,281 psf |
| May–Jul 2023 | — | — | $2,120 psf |
| Aug–Oct 2023 | — | — | $2,018 psf |
| Nov 2023 – Jan 2024 | 1 | — | $2,107 psf |
| Feb–Apr 2024 | — | — | $2,415 psf |
| May–Jul 2024 | 1 | — | $2,178 psf |
| Aug–Oct 2024 | 1 | — | $2,246 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,175 psf |
| Feb–Apr 2025 | — | — | $2,276 psf |
| May–Jul 2025 | 1 | — | $2,230 psf |
| Aug–Oct 2025 | 1 | — | $2,240 psf |
| Nov 2025 – Jan 2026 | 2 | $1,180 psf | $2,256 psf |
| Feb–Apr 2026 | 1 | — | $2,247 psf |
| May–Jul 2026 | 1 | — | $2,306 psf |
| Aug–Oct 2026 | — | — | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Lutheran Towers By stack
- Highest, stack 21
- $1,142 psf
- Lowest, stack 23
- $1,132 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 21 | $1,142 psf | 1,916 sq ft | Levels 4 to 18 | 5 |
| 23 | $1,132 psf | 1,916 sq ft | Levels 3 to 7 | 4 |
| 27 | $1,138 psf | 1,916 sq ft | Levels 5 to 20 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Lutheran Towers Notes
How these numbers are worked out
- Grade B places Lutheran Towers 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: $1,137 psf at Lutheran Towers against $2,268 psf across District 10, 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 $1,138 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.
- 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.
- 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 (1 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 4 resale caveats at Lutheran Towers ranged from $1,122 psf to $1,227 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1974, 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 Botanic Gardens MRT (CC19 / DT9), 290 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Lutheran Towers for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.