RPS · Resale Project Scorecard
Pandan Valley — Grade A
RPS score 6.94/10 · D21 · Clementi Park, Upper Bukit Timah · 605 units · scored across 7 weighted factors — methodology published.
FH · DBS Realty Pte Ltd · TOP 1978
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.08% — near-median performance within its 1978-era cohort (68th percentile).
1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.61km away). Adequate but narrow school optionality.
605 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.96km from Dover Mrt Stn (EW22) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.26% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.49km, far enough that the impact on this project is modest.
Primary schools within 1km: Henry PARK Primary School.
The verdict· Scores updated September 2026
Pandan Valley scores 6.94 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 385th of 2,357 resale condos scored in Singapore and 20th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Pandan Valley
12 months to September 2026 (Oct 2025 – Sep 2026): 12 resale transactions, median $1,580 psf, median price $2.92M. Median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,563 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,448 psf | $2.93M |
| Jan–Mar 2026 | 4 | $1,577 psf | $2.63M |
| Apr–Jun 2026 | 6 | $1,580 psf | $3.30M |
| Jul–Sep 2026 | 1 | $1,666 psf | $2.78M |
| 12-month total | 12 | $1,580 psf | $2.92M |
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.
Pandan Valley: frequently asked questions
Answers generated from the scorecard data — RPS rank 385th of 2,357, scores updated September 2026.
- Is Pandan Valley a good buy in 2026?
- Pandan Valley scores 6.94/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 385th of 2,357 Singapore resale condos and 20th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, 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 Pandan Valley?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 12 resale transactions at Pandan Valley, at a median of $1,580 psf and a median price of $2.92M (range $851 psf to $1,761 psf). The median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,563 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Pandan Valley from the nearest MRT station?
- Pandan Valley is about 960m from Dover MRT (EW22), 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 Pandan Valley compare with Floridian?
- Floridian is the project scored next to Pandan Valley on the District 21 ranking: 6.97 (Grade A) against Pandan Valley's 6.94 (Grade A). Pandan Valley scores higher on Project Size (10 vs 8); Floridian scores higher on MRT Proximity (6 vs 8) and Rental Yield (2 vs 3).
- Which primary schools are within 1km of Pandan Valley?
- One primary school is within 1km of Pandan Valley: Henry PARK Primary School. 1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.61km away). Adequate but narrow school optionality. Pandan Valley 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 Pandan Valley, and how big is the project?
- Pandan Valley is freehold, completed in 1978, has 605 units, developed by DBS Realty Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 605 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Pandan Valley in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- FloridianA6.97
- Kilat CentreA6.90
- Toh Tuck LodgeA7.03
- High Oak CondoA6.79
- Freesia WoodsA7.12
- Beauty World PlazaA6.78
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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