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.
The verdict· Scores updated September 2026
Melville Park scores 5.80 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1271st of 2,357 resale condos scored in Singapore and 39th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (8/10) and Rental Yield (8/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: capital appreciation, future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Melville Park
12 months to September 2026 (Oct 2025 – Sep 2026): 37 resale transactions, median $965 psf, median price $967,700. Median PSF is up 4.6% on the previous 12 months (Oct 2024 – Sep 2025, $923 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $971 psf | $1.10M |
| Jan–Mar 2026 | 11 | $961 psf | $1.20M |
| Apr–Jun 2026 | 10 | $972 psf | $974,500 |
| Jul–Sep 2026 | 8 | $965 psf | $932,500 |
| 12-month total | 37 | $965 psf | $967,700 |
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.
Melville Park: frequently asked questions
Answers generated from the scorecard data — RPS rank 1271st of 2,357, scores updated September 2026.
- Is Melville Park a good buy in 2026?
- Melville Park scores 5.80/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1271st of 2,357 Singapore resale condos and 39th of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: capital appreciation, 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 Melville Park?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 37 resale transactions at Melville Park, at a median of $965 psf and a median price of $967,700 (range $865 psf to $1,032 psf). The median PSF is up 4.6% on the previous 12 months (Oct 2024 – Sep 2025, $923 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Melville Park from the nearest MRT station?
- Melville Park is about 770m from Upper Changi MRT (DT34), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Melville Park compare with Q Bay Residences?
- Q Bay Residences is the project scored next to Melville Park on the District 18 ranking: 5.84 (Grade B) against Melville Park's 5.80 (Grade B). Melville Park scores higher on Primary School Effect (8 vs 2) and Rental Yield (8 vs 4); Q Bay Residences scores higher on Project's Historical Performance (3 vs 7) and Future Transformation (2 vs 6).
- Which primary schools are within 1km of Melville Park?
- 4 primary schools are within 1km of Melville Park: EAST Spring Primary School, Chongzheng Primary School, Yumin Primary School, Changkat Primary School. 4 primary schools within 1km (nearest: EAST SPRING PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families. Melville Park 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 Melville Park, and how big is the project?
- Melville Park is 99-year leasehold, completed in 1996, has 1,232 units, developed by City Developments Limited. 99YR tenure — about 65 years remaining; some long-term decay exposure but not imminent. 1232 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition. Tenure carries 10% of the RPS score and Project Size 16%.
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.
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