RPS · Resale Project Scorecard
Pristine Heights — Grade A
RPS score 6.48/10 · D08 · Farrer Park, Little India · 60 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE PROPERTIES PTE LTD · TOP 2009
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.50% — near-median performance within its 2009-era cohort (49th percentile).
3 primary schools within 1km (nearest: FARRER PARK PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children.
60 units — very small project; niche product with thin resale market.
0.59km from Farrer Park Mrt Stn (NE8) — short walk to MRT, good transport convenience.
Rental yield of 3.23% — 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 1.61km, far enough that the impact on this project is modest.
Primary schools within 1km: Farrer PARK Primary School, ST. Joseph's Institution Junior, HONG WEN School.
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The verdict· Scores updated September 2026
Pristine Heights 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 19th of 70 in District 8 (Farrer Park, Little India). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Project Size (3/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size.
See all 70 scored condos in District 8 (Farrer Park, Little India) →
RPS · Resale Project Scorecard
Recent resale transactions at Pristine Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,681 psf, median price $1.29M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,769 psf | $1.29M |
| Jan–Mar 2026 | 1 | $1,639 psf | $1.20M |
| Apr–Jun 2026 | 1 | $1,681 psf | $2.28M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 3 | $1,681 psf | $1.29M |
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.
Pristine Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 663rd of 2,357, scores updated September 2026.
- Is Pristine Heights a good buy in 2026?
- Pristine Heights scores 6.48/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 663rd of 2,357 Singapore resale condos and 19th of 70 in District 8 (Farrer Park, Little India). Strong project with clear strengths. Standout strengths: schools, tenure. 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 Pristine Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Pristine Heights, at a median of $1,681 psf and a median price of $1.29M (range $1,639 psf to $1,769 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Pristine Heights from the nearest MRT station?
- Pristine Heights is about 590m from Farrer Park MRT (NE8), 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 Pristine Heights compare with Kentish Lodge?
- Kentish Lodge is the project scored next to Pristine Heights on the District 8 ranking: 6.48 (Grade A) against Pristine Heights's 6.48 (Grade A). Pristine Heights scores higher on Tenure (10 vs 5) and Future Transformation (4 vs 3); Kentish Lodge scores higher on Project's Historical Performance (5 vs 7).
- Which primary schools are within 1km of Pristine Heights?
- 3 primary schools are within 1km of Pristine Heights: Farrer PARK Primary School, ST. Joseph's Institution Junior, HONG WEN School. 3 primary schools within 1km (nearest: FARRER PARK PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children. Pristine Heights scores 10/10 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 Pristine Heights, and how big is the project?
- Pristine Heights is freehold, completed in 2009, has 60 units, developed by FRAGRANCE PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 60 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 Pristine Heights in Farrer Park, Little India
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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