RPS · Resale Project Scorecard
Melville Park — Grade B
RPS score 5.80/10 · D18 · Pasir Ris, Tampines · 1,232 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 1996
Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 7/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.66% — below-median performance vs same-vintage peers (22th percentile of 1996-era cohort).
4 primary schools within 1km (nearest: EAST SPRING PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families.
1232 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition.
0.77km from Upper Changi Mrt Stn (DT34) — short walk to MRT, good transport convenience.
Rental yield of 4.18% — strong income return.
99YR tenure — about 65 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Pasir Ris MRT CRL interchange (CR5, CRL1) at 2.92km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: EAST Spring Primary School, Chongzheng Primary School, Yumin Primary School, Changkat Primary School.
RPSResale Project Scorecard
Scored either side of Melville Park in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.