RPS · Resale Project Scorecard
Mackenzie 88 — Grade B
RPS score 5.96/10 · D09 · Orchard, River Valley · 55 units · scored across 7 weighted factors — methodology published.
FH · GALAXY HOMES PTE LTD · TOP 2009
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 +1.15% — below-median performance vs same-vintage peers (24th percentile of 2009-era cohort).
3 primary schools within 1km (nearest: ST. MARGARET'S SCHOOL (PRIMARY) at 0.34km). Strong school proximity — a genuine advantage for young families.
55 units — very small project; niche product with thin resale market.
120m from Little India Mrt Stn (DT12) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.59% — 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 1.30km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Margaret's School (Primary), Farrer PARK Primary School, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
Mackenzie 88 scores 5.96 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1121st of 2,357 resale condos scored in Singapore and 61st 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 88
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,722 psf, median price $805,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,652 psf | $800,000 |
| Apr–Jun 2026 | 1 | $1,792 psf | $810,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,722 psf | $805,000 |
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 88: frequently asked questions
Answers generated from the scorecard data — RPS rank 1121st of 2,357, scores updated September 2026.
- Is Mackenzie 88 a good buy in 2026?
- Mackenzie 88 scores 5.96/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1121st of 2,357 Singapore resale condos and 61st 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 88?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Mackenzie 88, at a median of $1,722 psf and a median price of $805,000 (range $1,652 psf to $1,792 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 88 from the nearest MRT station?
- Mackenzie 88 is about 120m 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 88 compare with Skyline 360?
- Skyline 360 is the project scored next to Mackenzie 88 on the District 9 ranking: 5.97 (Grade B) against Mackenzie 88's 5.96 (Grade B). Mackenzie 88 scores higher on Rental Yield (6 vs 3) and MRT Proximity (10 vs 8); Skyline 360 scores higher on Project Size (3 vs 8).
- Which primary schools are within 1km of Mackenzie 88?
- 3 primary schools are within 1km of Mackenzie 88: ST. Margaret's School (Primary), Farrer PARK Primary School, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ST. MARGARET'S SCHOOL (PRIMARY) at 0.34km). Strong school proximity — a genuine advantage for young families. Mackenzie 88 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 88, and how big is the project?
- Mackenzie 88 is freehold, completed in 2009, has 55 units, developed by GALAXY HOMES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 55 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 88 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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