RPS · Resale Project Scorecard
Mackenzie 138 — Grade B
RPS score 5.97/10 · D09 · Orchard, River Valley · 35 units · scored across 7 weighted factors — methodology published.
FH · MACLY CAPITAL PTE LTD · TOP 2006
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.38% — below-median performance vs same-vintage peers (28th percentile of 2006-era cohort).
3 primary schools within 1km (nearest: ST. MARGARET'S SCHOOL (PRIMARY) at 0.36km). Strong school proximity — a genuine advantage for young families.
35 units — very small project; niche product with thin resale market.
180m from Little India Mrt Stn (DT12) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.51% — 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 1.21km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Margaret's School (Primary), Anglo-Chinese School (Junior), Farrer PARK Primary School.
The verdict· Scores updated September 2026
Mackenzie 138 scores 5.97 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1115th of 2,357 resale condos scored in Singapore and 59th of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, project size.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Mackenzie 138
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,684 psf, median price $1.21M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,685 psf | $1.36M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,682 psf | $1.05M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,684 psf | $1.21M |
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.
Mackenzie 138: frequently asked questions
Answers generated from the scorecard data — RPS rank 1115th of 2,357, scores updated September 2026.
- Is Mackenzie 138 a good buy in 2026?
- Mackenzie 138 scores 5.97/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1115th of 2,357 Singapore resale condos and 59th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, 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 Mackenzie 138?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Mackenzie 138, at a median of $1,684 psf and a median price of $1.21M (range $1,682 psf to $1,685 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Mackenzie 138 from the nearest MRT station?
- Mackenzie 138 is about 180m from Little India MRT (DT12), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Mackenzie 138 compare with The Atelier?
- The Atelier is the project scored next to Mackenzie 138 on the District 9 ranking: 6.01 (Grade B) against Mackenzie 138's 5.97 (Grade B). Mackenzie 138 scores higher on Rental Yield (6 vs 4) and MRT Proximity (10 vs 9); The Atelier scores higher on Project Size (3 vs 5) and Future Transformation (4 vs 5).
- Which primary schools are within 1km of Mackenzie 138?
- 3 primary schools are within 1km of Mackenzie 138: ST. Margaret's School (Primary), Anglo-Chinese School (Junior), Farrer PARK Primary School. 3 primary schools within 1km (nearest: ST. MARGARET'S SCHOOL (PRIMARY) at 0.36km). Strong school proximity — a genuine advantage for young families. Mackenzie 138 scores 8/10 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 Mackenzie 138, and how big is the project?
- Mackenzie 138 is freehold, completed in 2006, has 35 units, developed by MACLY CAPITAL PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 35 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 Mackenzie 138 in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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