RPS · Resale Project Scorecard
Neem Tree — Grade B
RPS score 5.87/10 · D12 · Balestier, Toa Payoh · 84 units · scored across 7 weighted factors — methodology published.
FH · Roxy-Pacific Holdings · TOP 2018
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.05% — below-median performance vs same-vintage peers (34th percentile of 2018-era cohort).
1 primary school within 1km (HONG WEN SCHOOL, 0.92km away). Adequate but narrow school optionality.
84 units — very small project; niche product with thin resale market.
0.74km from Toa Payoh Mrt Stn (NS19) — 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.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.20km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School.
The verdict· Scores updated September 2026
Neem Tree scores 5.87 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1203rd of 2,357 resale condos scored in Singapore and 80th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Neem Tree
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,792 psf, median price $900,888. Median PSF is down 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,818 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,794 psf | $1.12M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 3 | $1,781 psf | $900,888 |
| Jul–Sep 2026 | 1 | $1,930 psf | $810,000 |
| 12-month total | 5 | $1,792 psf | $900,888 |
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.
Neem Tree: frequently asked questions
Answers generated from the scorecard data — RPS rank 1203rd of 2,357, scores updated September 2026.
- Is Neem Tree a good buy in 2026?
- Neem Tree scores 5.87/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1203rd of 2,357 Singapore resale condos and 80th of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, 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 Neem Tree?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Neem Tree, at a median of $1,792 psf and a median price of $900,888 (range $1,711 psf to $1,930 psf). The median PSF is down 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,818 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Neem Tree from the nearest MRT station?
- Neem Tree is about 740m from Toa Payoh MRT (NS19), 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 Neem Tree compare with Skysuites 17?
- Skysuites 17 is the project scored next to Neem Tree on the District 12 ranking: 5.88 (Grade B) against Neem Tree's 5.87 (Grade B). Neem Tree scores higher on Primary School Effect (9 vs 7) and Project's Historical Performance (4 vs 3); Skysuites 17 scores higher on Project Size (3 vs 5) and Rental Yield (5 vs 7).
- Which primary schools are within 1km of Neem Tree?
- One primary school is within 1km of Neem Tree: HONG WEN School. 1 primary school within 1km (HONG WEN SCHOOL, 0.92km away). Adequate but narrow school optionality. Neem Tree scores 9/10 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 Neem Tree, and how big is the project?
- Neem Tree is freehold, completed in 2018, has 84 units, developed by Roxy-Pacific Holdings. Freehold tenure — no lease decay concerns, preserves long-term value. 84 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 Neem Tree in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Neem Tree — PSF trends, rival comparison, and our verdict — in your inbox.