RPS · Resale Project Scorecard
M5 @ Jalan Mutiara — Grade C
RPS score 5.20/10 · D10 · Bukit Timah, Holland, Tanglin · 33 units · scored across 7 weighted factors — methodology published.
FH · TTH DEVELOPMENT PTE LTD · TOP 2018
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.14% — bottom 17% within its 2018-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.69km). Strong school proximity — a genuine advantage for young families.
33 units — very small project; niche product with thin resale market.
0.57km from Great World Mrt Stn (TE15) — short walk to MRT, good transport convenience.
Rental yield of 3.64% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.18km, far enough that the impact on this project is modest.
Primary schools within 1km: Alexandra Primary School, River Valley Primary School.
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The verdict· Scores updated September 2026
M5 @ Jalan Mutiara scores 5.20 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1801st of 2,357 resale condos scored in Singapore and 165th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at M5 @ Jalan Mutiara
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,990 psf, median price $1.55M. Median PSF is down 5.0% on the previous 12 months (Oct 2024 – Sep 2025, $2,096 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $2,037 psf | $1.57M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,943 psf | $920,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $1,990 psf | $1.55M |
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.
M5 @ Jalan Mutiara: frequently asked questions
Answers generated from the scorecard data — RPS rank 1801st of 2,357, scores updated September 2026.
- Is M5 @ Jalan Mutiara a good buy in 2026?
- M5 @ Jalan Mutiara scores 5.20/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1801st of 2,357 Singapore resale condos and 165th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation. 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 M5 @ Jalan Mutiara?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at M5 @ Jalan Mutiara, at a median of $1,990 psf and a median price of $1.55M (range $1,698 psf to $2,109 psf). The median PSF is down 5.0% on the previous 12 months (Oct 2024 – Sep 2025, $2,096 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is M5 @ Jalan Mutiara from the nearest MRT station?
- M5 @ Jalan Mutiara is about 570m from Great World MRT (TE15), 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 M5 @ Jalan Mutiara compare with 15 Holland Hill?
- 15 Holland Hill is the project scored next to M5 @ Jalan Mutiara on the District 10 ranking: 5.20 (Grade C) against M5 @ Jalan Mutiara's 5.20 (Grade C). M5 @ Jalan Mutiara scores higher on Primary School Effect (7 vs 2) and Rental Yield (6 vs 4); 15 Holland Hill scores higher on Project's Historical Performance (2 vs 7).
- Which primary schools are within 1km of M5 @ Jalan Mutiara?
- 2 primary schools are within 1km of M5 @ Jalan Mutiara: Alexandra Primary School, River Valley Primary School. 2 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.69km). Strong school proximity — a genuine advantage for young families. M5 @ Jalan Mutiara scores 7/10 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 M5 @ Jalan Mutiara, and how big is the project?
- M5 @ Jalan Mutiara is freehold, completed in 2018, has 33 units, developed by TTH DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 33 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 M5 @ Jalan Mutiara in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- 15 Holland HillC5.20
- Stevens SuitesC5.20
- The LevelzC5.21
- Sutton PlaceC5.19
- Manhattan MansionsC5.22
- Sixth Avenue VilleC5.18
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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