Resale Project Scorecard
Oleander Towers
D12 · Balestier, Toa Payoh · 99-year leasehold · completed 1997 · 318 units
Grade B, 6.36 out of 10, the 48th highest score among 116 resale condos in District 12.
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
- 68 yrs
- Resales, 12 months to Oct 2026
- 9
- To Toa Payoh MRT
- 240 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Oleander Towers Score
- B
- Grade
- Score out of 10
- 6.36
- Highest score among 116 resale condos in District 12
- 48th
Solid, middle-of-the-pack project. Standout strengths: MRT access, schools. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.15% — near-median performance within its 1997-era cohort (44th percentile).
The district median is 5/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: CHIJ Primary (Toa Payoh) at 0.08km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- CHIJ Primary (Toa Payoh)
- Kheng Cheng School
- Marymount Convent 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%8/10
318 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
240 m from Toa Payoh MRT (NS19) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7/10.
Rental Yield10%4/10
Rental yield of 3.18% — below-average income return.
The district median is 4/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.36km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Oleander Towers scores 6.36
Oleander Towers scores 6.36 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 867th of 2,350 resale condos scored in Singapore and 48th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are MRT Proximity (9/10) and Primary School Effect (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoOleander Towers | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5/10 | ±0.00 | 26% of district |
| Primary School Effect20% | 8/10 | 9/10 | −0.20 | 37% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 92% of district |
| MRT Proximity13% | 9/10 | 7/10 | +0.26 | 97% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 36% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 0% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 30% of district |
Medians are across the 116 scored resale projects in District 12 (Balestier, Toa Payoh). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Oleander Towers and a median-profile project (6.02). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Oleander Towers Prices
By unit type at Oleander Towers
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom861 sq ft | 861 sq ft | $1.33M to $1.40M | $1,567 psf | 3 |
| 3-bedroom1,152 sq ft | 1,152 sq ft | $1.83M to $1.90M | $1,624 psf | 6 |
Past transactions at Oleander Towers
9 resales, Nov 2025 to Oct 2026 · median $1,611 psf · $1,330,000 to $1,900,000 · all 9 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 19 Aug 2026 | 911 Lorong 1 Toa Payoh | 14 | #14-05053BR · Blk 911 | 3BR | 1,141 | $1,648 | $1,880,000 | Resale |
| 3 Jul 2026 | 913 Lorong 1 Toa Payoh | 6 | #06-02022BR · Blk 913 | 2BR | 861 | $1,579 | $1,360,000 | Resale |
| 18 Jun 2026 | 913 Lorong 1 Toa Payoh | 22 | #22-02022BR · Blk 913 | 2BR | 861 | $1,545 | $1,330,000 | Resale |
| 11 May 2026 | 911 Lorong 1 Toa Payoh | 8 | #08-02023BR · Blk 911 | 3BR | 1,141 | $1,604 | $1,830,000 | Resale |
| 3 Mar 2026 | 911 Lorong 1 Toa Payoh | 14 | #14-03033BR · Blk 911 | 3BR | 1,152 | $1,611 | $1,855,000 | Resale |
| 12 Feb 2026 | 911 Lorong 1 Toa Payoh | 16 | #16-04043BR · Blk 911 | 3BR | 1,152 | $1,615 | $1,860,000 | Resale |
| 20 Nov 2025 | 913 Lorong 1 Toa Payoh | 14 | #14-05053BR · Blk 913 | 3BR | 1,152 | $1,632 | $1,880,000 | Resale |
| 20 Nov 2025 | 913 Lorong 1 Toa Payoh | 25 | #25-05053BR · Blk 913 | 3BR | 1,152 | $1,650 | $1,900,000 | Resale |
| 14 Nov 2025 | 913 Lorong 1 Toa Payoh | 16 | #16-01012BR · Blk 913 | 2BR | 893 | $1,567 | $1,400,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D12 |
|---|---|---|---|
| Nov 2025 | 3 | $1,632 psf | $1,748 psf |
| Dec 2025 | — | — | $1,942 psf |
| Jan 2026 | — | — | $1,733 psf |
| Feb 2026 | 1 | — | $1,819 psf |
| Mar 2026 | 1 | — | $1,661 psf |
| Apr 2026 | — | — | $1,754 psf |
| May 2026 | 1 | — | $1,765 psf |
| Jun 2026 | 1 | — | $1,894 psf |
| Jul 2026 | 1 | — | $1,731 psf |
| Aug 2026 | 1 | — | $1,731 psf |
| Sep 2026 | — | — | $1,687 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.3% a year, ranked 7 of 29 in D12 and 370 of 715 condos. See the most profitable condos in D12 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Oleander Towers Rent
- Median rent a month
- $3,880 to $5,400
- Gross yield
- 2.9% to 3.4%
- Rental contracts
- 52
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,880 | $3,700 to $3,900 | 3.4% | 29 |
| 3-bedroom | $4,500 | $4,410 to $4,690 | 2.9% | 14 |
| 4-bedroom | $5,400 | $5,000 to $5,600 | — | 9 |
Rental contracts at Oleander Towers
52 contracts, Sep 2025 to Aug 2026 · median $3,975 a month · $2,500 to $6,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,750 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,400 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,450 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Oleander Towers By stack
- Highest, stack 02
- $1,562 psf
- Lowest, stack 05
- $1,346 psf
- Stacks with 2+ resales
- 7
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,506 psf | 893 sq ft | Levels 16 to 19 | 2 |
| 02 | $1,562 psf | 1,141 sq ft | Levels 6 to 22 | 8 |
| 03 | $1,418 psf | 1,152 sq ft | Levels 7 to 21 | 6 |
| 04 | $1,433 psf | 1,152 sq ft | Levels 4 to 20 | 8 |
| 05 | $1,346 psf | 1,152 sq ft | Levels 1 to 25 | 13 |
| 06 | $1,429 psf | 1,453 sq ft | Levels 4 to 9 | 3 |
| 07 | $1,461 psf | 893 sq ft | Levels 9 to 25 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Oleander Towers Notes
How these numbers are worked out
- Grade B places Oleander Towers 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: $1,611 psf at Oleander Towers against $1,758 psf across District 12, 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 $1,563 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.
- 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. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- 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 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 9 resale caveats at Oleander Towers ranged from $1,545 psf to $1,650 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, 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 Toa Payoh MRT (NS19), 240 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; 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 Oleander Towers for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.