RPS · Resale Project Scorecard
Papillon — Grade A
RPS score 6.48/10 · D12 · Balestier, Toa Payoh · 73 units · scored across 7 weighted factors — methodology published.
FH · KENG HOE DEVELOPMENT PTE LTD · TOP 2003
Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.48% — top-quartile performance within its 2003-era cohort (74th percentile).
1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 1.05km away). Adequate but narrow school optionality.
73 units — very small project; niche product with thin resale market.
0.66km from Toa Payoh Mrt Stn (NS19) — short walk to MRT, good transport convenience.
Rental yield of 3.22% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.99km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ Primary (TOA Payoh).
The verdict· Scores updated September 2026
Papillon scores 6.48 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 663rd of 2,357 resale condos scored in Singapore and 31st of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Papillon
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,490 psf, median price $1.40M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,490 psf | $1.40M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,490 psf | $1.40M |
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.
Papillon: frequently asked questions
Answers generated from the scorecard data — RPS rank 663rd of 2,357, scores updated September 2026.
- Is Papillon a good buy in 2026?
- Papillon scores 6.48/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 663rd of 2,357 Singapore resale condos and 31st of 116 in District 12 (Balestier, Toa Payoh). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size. 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 Papillon?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Papillon, at a median of $1,490 psf and a median price of $1.40M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Papillon from the nearest MRT station?
- Papillon is about 660m from Toa Payoh MRT (NS19), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Papillon compare with St Francis Lodge?
- St Francis Lodge is the project scored next to Papillon on the District 12 ranking: 6.62 (Grade A) against Papillon's 6.48 (Grade A). Papillon scores higher on Future Transformation (3 vs 1) and Project's Historical Performance (8 vs 7); St Francis Lodge scores higher on Primary School Effect (7 vs 10).
- Which primary schools are within 1km of Papillon?
- One primary school is within 1km of Papillon: CHIJ Primary (TOA Payoh). 1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 1.05km away). Adequate but narrow school optionality. Papillon 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 Papillon, and how big is the project?
- Papillon is freehold, completed in 2003, has 73 units, developed by KENG HOE DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 73 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 Papillon 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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