RPS · Resale Project Scorecard
One Tree Hill Residence — Grade C
RPS score 4.94/10 · D10 · Bukit Timah, Holland, Tanglin · 48 units · scored across 7 weighted factors — methodology published.
FH · SB (GRANGE) DEVELOPMENT PTE LTD · TOP 2008
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.35% — bottom 14% within its 2008-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 1.05km away). Adequate but narrow school optionality.
48 units — very small project; niche product with thin resale market.
210m from Orchard Boulevard Mrt Stn (TE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.40% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.01km, far enough that the impact on this project is modest.
Primary schools within 1km: Alexandra Primary School.
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The verdict· Scores updated September 2026
One Tree Hill Residence scores 4.94 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1964th of 2,357 resale condos scored in Singapore and 196th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at One Tree Hill Residence
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $2,408 psf, median price $4.08M. Median PSF is down 4.5% on the previous 12 months (Oct 2024 – Sep 2025, $2,522 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,302 psf | $6.00M |
| Jan–Mar 2026 | 1 | $2,557 psf | $2.56M |
| Apr–Jun 2026 | 2 | $2,408 psf | $4.08M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $2,408 psf | $4.08M |
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.
One Tree Hill Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 1964th of 2,357, scores updated September 2026.
- Is One Tree Hill Residence a good buy in 2026?
- One Tree Hill Residence scores 4.94/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1964th of 2,357 Singapore resale condos and 196th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns. 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 One Tree Hill Residence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at One Tree Hill Residence, at a median of $2,408 psf and a median price of $4.08M (range $1,302 psf to $2,557 psf). The median PSF is down 4.5% on the previous 12 months (Oct 2024 – Sep 2025, $2,522 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is One Tree Hill Residence from the nearest MRT station?
- One Tree Hill Residence is about 210m from Orchard Boulevard MRT (TE13), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does One Tree Hill Residence compare with 38 Jervois?
- 38 Jervois is the project scored next to One Tree Hill Residence on the District 10 ranking: 4.95 (Grade C) against One Tree Hill Residence's 4.94 (Grade C). One Tree Hill Residence scores higher on MRT Proximity (9 vs 6) and Future Transformation (3 vs 2); 38 Jervois scores higher on Rental Yield (2 vs 4) and Project's Historical Performance (2 vs 3).
- Which primary schools are within 1km of One Tree Hill Residence?
- One primary school is within 1km of One Tree Hill Residence: Alexandra Primary School. 1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 1.05km away). Adequate but narrow school optionality. One Tree Hill Residence scores 7/10 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 One Tree Hill Residence, and how big is the project?
- One Tree Hill Residence is freehold, completed in 2008, has 48 units, developed by SB (GRANGE) DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 48 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 One Tree Hill Residence in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- 38 JervoisC4.95
- Petit JervoisC4.93
- The Serenade @ HollandC4.97
- Villa AzuraC4.93
- The MontanaC4.97
- St Martin's ApartmentC4.91
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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