RPS · Resale Project Scorecard
Nine Residences — Grade B
RPS score 6.19/10 · D27 · Sembawang, Yishun · 186 units · scored across 7 weighted factors — methodology published.
99YR · Allgreen Properties · TOP 2015
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +0.97% — near-median performance within its 2015-era cohort (42th percentile).
6 primary schools within 1km (nearest: XISHAN PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children.
186 units — boutique development. Lower transaction frequency and limited shared facilities.
0.81km from Yishun Mrt Stn (NS13) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.43% — above-average income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 3.17km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Xishan Primary School, Chongfu School, Huamin Primary School, Yishun Primary School, Ahmad Ibrahim Primary School, North VIEW Primary School.
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The verdict· Scores updated September 2026
Nine Residences scores 6.19 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 908th of 2,357 resale condos scored in Singapore and 27th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and Tenure (8/10); its weakest is Future Transformation (1/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Nine Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,343 psf, median price $1.18M. Median PSF is up 2.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,315 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,312 psf | $940,000 |
| Jan–Mar 2026 | 3 | $1,343 psf | $1.20M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,419 psf | $1.42M |
| 12-month total | 9 | $1,343 psf | $1.18M |
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.
Nine Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 908th of 2,357, scores updated September 2026.
- Is Nine Residences a good buy in 2026?
- Nine Residences scores 6.19/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 908th of 2,357 Singapore resale condos and 27th of 37 in District 27 (Sembawang, Yishun). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: 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 Nine Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at Nine Residences, at a median of $1,343 psf and a median price of $1.18M (range $1,239 psf to $1,419 psf). The median PSF is up 2.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,315 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Nine Residences from the nearest MRT station?
- Nine Residences is about 810m from Yishun MRT (NS13), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Nine Residences compare with The Watergardens at Canberra?
- The Watergardens at Canberra is the project scored next to Nine Residences on the District 27 ranking: 6.28 (Grade B) against Nine Residences's 6.19 (Grade B). Nine Residences scores higher on Project's Historical Performance (5 vs 3) and Primary School Effect (10 vs 8); The Watergardens at Canberra scores higher on Project Size (5 vs 8) and MRT Proximity (6 vs 8).
- Which primary schools are within 1km of Nine Residences?
- 6 primary schools are within 1km of Nine Residences: Xishan Primary School, Chongfu School, Huamin Primary School, Yishun Primary School, Ahmad Ibrahim Primary School, North VIEW Primary School. 6 primary schools within 1km (nearest: XISHAN PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children. Nine Residences scores 10/10 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 Nine Residences, and how big is the project?
- Nine Residences is 99-year leasehold, completed in 2015, has 186 units, developed by Allgreen Properties. 99YR tenure — about 86 years remaining — no near-term decay concern. 186 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Nine Residences in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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