RPS · Resale Project Scorecard
Mendon Spring — Grade D
RPS score 4.11/10 · D05 · Buona Vista, Clementi, Pasir Panjang · 48 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 2002
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +1.67% — bottom 16% within its 2002-era cohort. Weak capital appreciation, even when judged against vintage peers.
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
48 units — very small project; niche product with thin resale market.
0.48km from Pasir Panjang Mrt Stn (CC26) — short walk to MRT, good transport convenience.
Rental yield of 3.46% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Pasir Panjang precinct at 0.31km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The verdict· Scores updated September 2026
Mendon Spring scores 4.11 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2276th of 2,357 resale condos scored in Singapore and 83rd of 91 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, schools.
See all 91 scored condos in District 5 (Buona Vista, Clementi, Pasir Panjang) →
RPS · Resale Project Scorecard
Recent resale transactions at Mendon Spring
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,453 psf, median price $1.53M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,512 psf | $1.59M |
| Jul–Sep 2026 | 1 | $1,394 psf | $1.47M |
| 12-month total | 2 | $1,453 psf | $1.53M |
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.
Mendon Spring: frequently asked questions
Answers generated from the scorecard data — RPS rank 2276th of 2,357, scores updated September 2026.
- Is Mendon Spring a good buy in 2026?
- Mendon Spring scores 4.11/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2276th of 2,357 Singapore resale condos and 83rd of 91 in District 5 (Buona Vista, Clementi, Pasir Panjang). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, schools. 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 Mendon Spring?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Mendon Spring, at a median of $1,453 psf and a median price of $1.53M (range $1,394 psf to $1,512 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Mendon Spring from the nearest MRT station?
- Mendon Spring is about 480m from Pasir Panjang MRT (CC26), 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 Mendon Spring compare with Villa De West?
- Villa De West is the project scored next to Mendon Spring on the District 5 ranking: 4.20 (Grade D) against Mendon Spring's 4.11 (Grade D). Mendon Spring scores higher on MRT Proximity (8 vs 4) and Rental Yield (5 vs 4); Villa De West scores higher on Project's Historical Performance (2 vs 5).
- What is the tenure of Mendon Spring, and how big is the project?
- Mendon Spring is freehold, completed in 2002, has 48 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 48 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 Mendon Spring in Buona Vista, Clementi, Pasir Panjang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Villa De WestD4.20
- 381 Pasir Panjang RoadD4.10
- Kentview ParkD4.24
- Tribeca By The WaterfrontD4.03
- The SpectrumD4.27
- West Bay CondoD4.01
See all 91 scored projects in Buona Vista, Clementi, Pasir Panjang →
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