Resale Project Scorecard
Mergui Mansions
D08 · Farrer Park, Little India · freehold · completed 1995 · 36 units
Grade B, 6.38 out of 10, the 30th highest score among 70 resale condos in District 8.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- To Farrer Park MRT
- 530 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Mergui Mansions Score
- B
- Grade
- Score out of 10
- 6.38
- Highest score among 70 resale condos in District 8
- 30th
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size.
Project's Historical Performance25%5/10
Avg Ann. of +3.18% — near-median performance within its 1995-era cohort (46th percentile).
The district median is 5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Farrer Park Primary School at 0.42km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Farrer Park Primary School
- St. Joseph's Institution Junior
- Hong Wen School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
36 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
530 m from Farrer Park MRT (NE8) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.10% — below-average income return.
The district median is 6/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.59km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Mergui Mansions scores 6.38
Mergui Mansions scores 6.38 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 843rd of 2,350 resale condos scored in Singapore and 30th of 70 in District 8 (Farrer Park, Little India). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Project Size (3/10).
| Factor | This condoMergui Mansions | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5/10 | ±0.00 | 45% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 67% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 7% of district |
| Rental Yield10% | 4/10 | 6/10 | −0.20 | 12% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 13% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 55% of district |
Medians are across the 70 scored resale projects in District 8 (Farrer Park, Little India). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Mergui Mansions and a median-profile project (6.28). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Mergui Mansions Rent
- Median rent a month
- $4,200
- Rental contracts
- 7
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 3-bedroom | $4,200 | $4,150 to $4,400 | 7 |
Rental contracts at Mergui Mansions
7 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $4,050 to $4,700
| Month | Type | Size | Rent a month |
|---|---|---|---|
| May 2026 | 3BR | 1,400 to 1,500 sq ft | $4,400 |
| Jan 2026 | 3BR | 1,400 to 1,500 sq ft | $4,700 |
| Dec 2025 | 3BR | 1,400 to 1,500 sq ft | $4,200 |
| Dec 2025 | 3BR | 1,400 to 1,500 sq ft | $4,200 |
| Dec 2025 | 3BR | 1,400 to 1,500 sq ft | $4,400 |
| Oct 2025 | 3BR | 1,400 to 1,500 sq ft | $4,050 |
| Sep 2025 | 3BR | 1,400 to 1,500 sq ft | $4,100 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Mergui Mansions Notes
How these numbers are worked out
- Grade B places Mergui Mansions in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Mergui Mansions has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (5/10) rests on the 10-year record.
- Historical Performance is a percentile among projects of similar vintage (completed around 1995, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Farrer Park MRT (NE8), 530 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026. Nothing on this page is a valuation or advice on a specific unit.