RPS · Resale Project Scorecard
Ness — Grade B
RPS score 6.33/10 · D14 · Eunos, Geylang, Paya Lebar · 62 units · scored across 7 weighted factors — methodology published.
FH · PHOENIX LAND (S) PTE LTD · TOP 2015
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +1.04% — near-median performance within its 2015-era cohort (45th percentile).
2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.26km). Exceptional school catchment — strong appeal for families with young children.
62 units — very small project; niche product with thin resale market.
0.53km from Dakota Mrt Stn (CC8) — short walk to MRT, good transport convenience.
Rental yield of 3.98% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.31km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).
The verdict· Scores updated September 2026
Ness scores 6.33 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 801st of 2,357 resale condos scored in Singapore and 87th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Ness
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,614 psf, median price $807,500.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,614 psf | $695,000 |
| Jul–Sep 2026 | 1 | $1,613 psf | $920,000 |
| 12-month total | 2 | $1,614 psf | $807,500 |
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.
Ness: frequently asked questions
Answers generated from the scorecard data — RPS rank 801st of 2,357, scores updated September 2026.
- Is Ness a good buy in 2026?
- Ness scores 6.33/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 801st of 2,357 Singapore resale condos and 87th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, 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 Ness?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Ness, at a median of $1,614 psf and a median price of $807,500 (range $1,613 psf to $1,614 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Ness from the nearest MRT station?
- Ness is about 530m from Dakota MRT (CC8), 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 Ness compare with Mori?
- Mori is the project scored next to Ness on the District 14 ranking: 6.34 (Grade B) against Ness's 6.33 (Grade B). Ness scores higher on Project's Historical Performance (5 vs 4) and Future Transformation (1 vs 0); Mori scores higher on Project Size (3 vs 5).
- Which primary schools are within 1km of Ness?
- 2 primary schools are within 1km of Ness: KONG HWA School, Geylang Methodist School (Primary). 2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.26km). Exceptional school catchment — strong appeal for families with young children. Ness 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 Ness, and how big is the project?
- Ness is freehold, completed in 2015, has 62 units, developed by PHOENIX LAND (S) PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 62 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 Ness in Eunos, Geylang, Paya Lebar
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 Ness — PSF trends, rival comparison, and our verdict — in your inbox.