RPS · Resale Project Scorecard
M66 — Grade B
RPS score 5.66/10 · D12 · Balestier, Toa Payoh · 70 units · scored across 7 weighted factors — methodology published.
FH · AGROW REALTY PTE LTD · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +0.72% — below-median performance vs same-vintage peers (34th percentile of 2014-era cohort).
2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.30km). Strong school proximity — a genuine advantage for young families.
70 units — very small project; niche product with thin resale market.
0.56km from Potong Pasir Mrt Stn (NE10) — short walk to MRT, good transport convenience.
Rental yield of 3.75% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.44km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School.
The verdict· Scores updated September 2026
M66 scores 5.66 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1396th of 2,357 resale condos scored in Singapore and 90th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at M66
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,485 psf, median price $1.30M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 2 | $1,485 psf | $1.30M |
| 12-month total | 2 | $1,485 psf | $1.30M |
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.
M66: frequently asked questions
Answers generated from the scorecard data — RPS rank 1396th of 2,357, scores updated September 2026.
- Is M66 a good buy in 2026?
- M66 scores 5.66/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1396th of 2,357 Singapore resale condos and 90th of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation. 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 M66?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at M66, at a median of $1,485 psf and a median price of $1.30M (range $1,398 psf to $1,572 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is M66 from the nearest MRT station?
- M66 is about 560m from Potong Pasir MRT (NE10), 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 M66 compare with De Paradiso?
- De Paradiso is the project scored next to M66 on the District 12 ranking: 5.66 (Grade B) against M66's 5.66 (Grade B). M66 scores higher on Rental Yield (7 vs 4) and MRT Proximity (8 vs 6); De Paradiso scores higher on Primary School Effect (7 vs 9) and Future Transformation (1 vs 3).
- Which primary schools are within 1km of M66?
- 2 primary schools are within 1km of M66: ST Andrew's School (Junior), Bendemeer Primary School. 2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.30km). Strong school proximity — a genuine advantage for young families. M66 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 M66, and how big is the project?
- M66 is freehold, completed in 2014, has 70 units, developed by AGROW REALTY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 70 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 M66 in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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