RPS · Resale Project Scorecard
Opal Suites — Grade B
RPS score 5.97/10 · D12 · Balestier, Toa Payoh · 19 units · scored across 7 weighted factors — methodology published.
FH · MACLY PTE LTD · TOP 2012
Solid, middle-of-the-pack project. Standout strengths: tenure, total returns. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +1.16% — near-median performance within its 2012-era cohort (42th percentile).
2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.49km). Strong school proximity — a genuine advantage for young families.
19 units — very small project; niche product with thin resale market.
0.47km from Potong Pasir Mrt Stn (NE10) — short walk to MRT, good transport convenience.
Rental yield of 4.19% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School.
The verdict· Scores updated September 2026
Opal Suites scores 5.97 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1115th of 2,357 resale condos scored in Singapore and 68th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (0/10). Solid, middle-of-the-pack project. Standout strengths: tenure, total returns. Key weaknesses: project size, future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Opal Suites
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,436 psf, median price $1.02M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,436 psf | $1.02M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,436 psf | $1.02M |
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.
Opal Suites: frequently asked questions
Answers generated from the scorecard data — RPS rank 1115th of 2,357, scores updated September 2026.
- Is Opal Suites a good buy in 2026?
- Opal Suites scores 5.97/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1115th of 2,357 Singapore resale condos and 68th of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, total returns. 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 Opal Suites?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Opal Suites, at a median of $1,436 psf and a median price of $1.02M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Opal Suites from the nearest MRT station?
- Opal Suites is about 470m from Potong Pasir MRT (NE10), 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 Opal Suites compare with The Belleforte?
- The Belleforte is the project scored next to Opal Suites on the District 12 ranking: 6.04 (Grade B) against Opal Suites's 5.97 (Grade B). Opal Suites scores higher on Rental Yield (8 vs 3) and MRT Proximity (8 vs 7); The Belleforte scores higher on Future Transformation (0 vs 3) and Project's Historical Performance (5 vs 7).
- Which primary schools are within 1km of Opal Suites?
- 2 primary schools are within 1km of Opal Suites: ST Andrew's School (Junior), Bendemeer Primary School. 2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.49km). Strong school proximity — a genuine advantage for young families. Opal Suites 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 Opal Suites, and how big is the project?
- Opal Suites is freehold, completed in 2012, has 19 units, developed by MACLY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 19 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 Opal Suites in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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