RPS · Resale Project Scorecard
M Suites — Grade C
RPS score 4.76/10 · D14 · Eunos, Geylang, Paya Lebar · 16 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 2023
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (28th percentile of 2023-era cohort).
2 primary schools within 1km (nearest: TELOK KURAU PRIMARY SCHOOL at 0.87km). Moderate school access.
16 units — very small project; niche product with thin resale market.
0.45km from Kembangan Mrt Stn (EW6) — short walk to MRT, good transport convenience.
Rental yield of 3.72% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.77km, far enough that the impact on this project is modest.
Primary schools within 1km: Telok Kurau Primary School, ST. Stephen's School.
The verdict· Scores updated September 2026
M Suites scores 4.76 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2067th of 2,357 resale condos scored in Singapore and 196th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (3/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at M Suites
URA REALIS records no resale transactions at M Suites in the 12 months to September 2026. The Historical Performance factor (3/10) is scored on 10-year price performance against same-vintage peers instead.
M Suites: frequently asked questions
Answers generated from the scorecard data — RPS rank 2067th of 2,357, scores updated September 2026.
- Is M Suites a good buy in 2026?
- M Suites scores 4.76/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2067th of 2,357 Singapore resale condos and 196th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size. 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 M Suites?
- URA REALIS records no resale transactions at M Suites in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (3/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is M Suites from the nearest MRT station?
- M Suites is about 450m from Kembangan MRT (EW6), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does M Suites compare with Sing Lian Building?
- Sing Lian Building is the project scored next to M Suites on the District 14 ranking: 4.80 (Grade C) against M Suites's 4.76 (Grade C). M Suites scores higher on Rental Yield (7 vs 4); Sing Lian Building scores higher on Project's Historical Performance (3 vs 4) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of M Suites?
- 2 primary schools are within 1km of M Suites: Telok Kurau Primary School, ST. Stephen's School. 2 primary schools within 1km (nearest: TELOK KURAU PRIMARY SCHOOL at 0.87km). Moderate school access. M Suites scores 3/10 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 M Suites, and how big is the project?
- M Suites is freehold, completed in 2023, has 16 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 16 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 M Suites in Eunos, Geylang, Paya Lebar
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