Resale Project Scorecard
Neptune Court
D15 · East Coast, Marine Parade · 99-year leasehold · completed 1975 · 751 units
Grade B, 5.88 out of 10, the 270th highest score among 434 resale condos in District 15.
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 →
- Lease left, about
- 49 yrs
- Resales, 12 months to Oct 2026
- 20
- To Marine Terrace MRT
- 440 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Neptune Court Score
- B
- Grade
- Score out of 10
- 5.88
- Highest score among 434 resale condos in District 15
- 270th
Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: future transformation, tenure.
Project's Historical Performance25%6/10
Avg Ann. of +3.11% — near-median performance within its 1975-era cohort (50th percentile).
The district median is 6.5/10.
Primary School Effect20%5/10
1 primary school within 1km (Ngee Ann Primary School, 0.30km away). Adequate but narrow school optionality.
The district median is 8/10.
- Ngee Ann Primary 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%10/10
751 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%8/10
440 m from Marine Terrace MRT (TE27) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.02% — below-average income return.
The district median is 4/10.
Tenure10%2/10
99YR tenure — about 49 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Bayshore precinct (Bedok East) at 2.69km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Neptune Court scores 5.88
Neptune Court scores 5.88 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1307th of 2,350 resale condos scored in Singapore and 270th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Project Size (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (2/10).
| Factor | This condoNeptune Court | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6.5/10 | −0.12 | 32% of district |
| Primary School Effect20% | 5/10 | 8/10 | −0.60 | 29% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 97% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 35% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 43% of district |
| Tenure10% | 2/10 | 10/10 | −0.80 | 0% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 54% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Neptune Court and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Neptune Court Prices
By unit type at Neptune Court
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,453 sq ft | 1,453 sq ft | $1.25M to $1.92M | $1,101 psf | 20 |
Past transactions at Neptune Court
20 resales, Nov 2025 to Oct 2026 · median $1,101 psf · $1,250,000 to $1,920,000 · 13 of the 13 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Aug 2026 | 9 Marine Vista | 12 | #12-03033BR · Blk 9 | 3BR | 1,270 | $1,054 | $1,338,888 | Resale |
| 6 Aug 2026 | 7 Marine Vista | 5 | #05-17173BR · Blk 7 | 3BR | 1,270 | $1,004 | $1,275,000 | Resale |
| 31 Jul 2026 | 6 Marine Vista | 11 | #11-23233BR · Blk 6 | 3BR | 1,270 | $1,102 | $1,400,000 | Resale |
| 28 Jul 2026 | 4 Marine Vista | 9 | #09-57573BR · Blk 4 | 3BR | 1,636 | $1,107 | $1,810,888 | Resale |
| 27 Jul 2026 | 7 Marine Vista | 9 | #09-15153BR · Blk 7 | 3BR | 1,270 | $1,055 | $1,340,000 | Resale |
| 10 Jul 2026 | 6 Marine Vista | 13 | #13-25253BR · Blk 6 | 3BR | 1,270 | $1,067 | $1,355,000 | Resale |
| 30 Jun 2026 | 4 Marine Vista | 16 | #16-59593BR · Blk 4 | 3BR | 1,636 | $1,118 | $1,830,000 | Resale |
| 17 Jun 2026 | 2 Marine Vista | 10 | #10-71713BR · Blk 2 | 3BR | 1,636 | $1,118 | $1,828,888 | Resale |
| 2 Jun 2026 | 9 Marine Vista | 11 | #11-01013BR · Blk 9 | 3BR | 1,270 | $984 | $1,250,000 | Resale |
| 29 May 2026 | 3 Marine Vista | 13 | #13-61613BR · Blk 3 | 3BR | 1,636 | $1,100 | $1,800,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,829 psf |
| Dec 2025 | 4 | $1,120 psf | $1,793 psf |
| Jan 2026 | — | — | $1,828 psf |
| Feb 2026 | 2 | $1,034 psf | $1,812 psf |
| Mar 2026 | 1 | — | $1,904 psf |
| Apr 2026 | 2 | $1,073 psf | $1,851 psf |
| May 2026 | 1 | — | $2,010 psf |
| Jun 2026 | 3 | $1,118 psf | $1,831 psf |
| Jul 2026 | 4 | $1,085 psf | $1,875 psf |
| Aug 2026 | 2 | $1,029 psf | $1,904 psf |
| Sep 2026 | — | — | $1,957 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.7% a year, ranked 21 of 53 in D15 and 293 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Neptune Court By stack
- Highest, stack 59
- $1,118 psf
- Lowest, stack 19
- $884 psf
- Stacks with 2+ resales
- 29
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,004 psf | 1,270 sq ft | Levels 11 to 16 | 2 |
| 03 | $1,016 psf | 1,270 sq ft | Levels 6 to 12 | 3 |
| 05 | $1,082 psf | 1,270 sq ft | Levels 8 to 19 | 2 |
| 07 | $1,000 psf | 1,270 sq ft | Levels 2 to 21 | 7 |
| 09 | $1,035 psf | 1,270 sq ft | Levels 3 to 23 | 6 |
| 11 | $996 psf | 1,270 sq ft | Levels 4 to 15 | 4 |
| 15 | $1,055 psf | 1,270 sq ft | Levels 3 to 21 | 3 |
| 17 | $1,004 psf | 1,270 sq ft | Levels 4 to 6 | 3 |
Show the other 21 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 19 | $884 psf | 1,270 sq ft | Levels 20 to 23 | 3 |
| 23 | $1,083 psf | 1,270 sq ft | Levels 11 to 22 | 3 |
| 25 | $1,031 psf | 1,270 sq ft | Levels 8 to 18 | 5 |
| 27 | $1,031 psf | 1,270 sq ft | Levels 2 to 23 | 8 |
| 29 | $976 psf | 1,270 sq ft | Levels 3 to 22 | 3 |
| 33 | $1,036 psf | 1,270 sq ft | Levels 6 to 18 | 4 |
| 45 | $981 psf | 1,636 sq ft | Levels 3 to 20 | 8 |
| 49 | $996 psf | 1,636 sq ft | Levels 6 to 15 | 5 |
| 53 | $1,027 psf | 1,636 sq ft | Levels 7 to 18 | 2 |
| 55 | $1,058 psf | 1,636 sq ft | Levels 3 to 19 | 4 |
| 57 | $1,107 psf | 1,636 sq ft | Levels 8 to 17 | 5 |
| 59 | $1,118 psf | 1,636 sq ft | Levels 10 to 16 | 3 |
| 61 | $1,100 psf | 1,636 sq ft | Levels 12 to 19 | 3 |
| 65 | $1,039 psf | 1,636 sq ft | Levels 6 to 18 | 5 |
| 67 | $1,027 psf | 1,636 sq ft | Levels 5 to 20 | 5 |
| 69 | $1,100 psf | 1,636 sq ft | Levels 2 to 13 | 5 |
| 71 | $1,100 psf | 1,636 sq ft | Levels 3 to 13 | 3 |
| 73 | $1,085 psf | 1,636 sq ft | Levels 6 to 18 | 2 |
| 79 | $1,009 psf | 1,636 sq ft | Levels 7 to 11 | 2 |
| 81 | $978 psf | 1,636 sq ft | Levels 10 to 14 | 3 |
| 83 | $1,008 psf | 1,636 sq ft | Levels 7 to 17 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Neptune Court Notes
How these numbers are worked out
- Grade B places Neptune Court 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.
- PSF against the district: $1,101 psf at Neptune Court against $1,852 psf across District 15, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,020 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (6 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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. In the 12 months to October 2026, the 20 resale caveats at Neptune Court ranged from $984 psf to $1,174 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1975, 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 Marine Terrace MRT (TE27), 440 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Neptune Court for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.