Resale Project Scorecard
Race Course 138
D08 · Farrer Park, Little India · freehold · completed 2002 · 24 units
Grade B, 5.54 out of 10, the 59th highest score among 70 resale condos in District 8.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 2
- To Farrer Park MRT
- 200 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Race Course 138 Score
- B
- Grade
- Score out of 10
- 5.54
- Highest score among 70 resale condos in District 8
- 59th
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, project size.
Project's Historical Performance25%3/10
Avg Ann. of +2.72% — below-median performance vs same-vintage peers (27th percentile of 2002-era cohort).
The district median is 5/10.
Primary School Effect20%5/10
2 primary schools within 1km (nearest: Farrer Park Primary School at 0.26km). Moderate school access.
The district median is 8/10.
- Farrer Park Primary School
- St. Margaret's School (Primary)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
24 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%10/10
200 m from Farrer Park MRT (NE8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%8/10
Rental yield of 4.11% — strong income return.
The district median is 6/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.63km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Race Course 138 scores 5.54
Race Course 138 scores 5.54 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1583rd of 2,350 resale condos scored in Singapore and 59th of 70 in District 8 (Farrer Park, Little India). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Project Size (3/10).
| Factor | This condoRace Course 138 | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 5/10 | −0.50 | 4% of district |
| Primary School Effect20% | 5/10 | 8/10 | −0.60 | 16% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 75% of district |
| Rental Yield10% | 8/10 | 6/10 | +0.20 | 72% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 13% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 55% of district |
Medians are across the 70 scored resale projects in District 8 (Farrer Park, Little India). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Race Course 138 and a median-profile project (6.28). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Race Course 138 Prices
By unit type at Race Course 138
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,163 sq ft | 1,163 sq ft | $1.25M | $1,075 psf | 2 |
Past transactions at Race Course 138
10 resales, Nov 2021 to Oct 2026 · median $1,101 psf · $630,000 to $1,725,000 · 6 of the 6 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 13 Mar 2026 | 138 Race Course Road | 4 | #04-05053BR | 3BR | 1,141 | $1,052 | $1,200,000 | Resale |
| 23 Dec 2025 | 138 Race Course Road | 5 | #05-06063BR | 3BR | 1,184 | $1,098 | $1,300,000 | Resale |
| 20 May 2025 | 138 Race Course Road | 3 | #03-05053BR | 3BR | 1,442 | $1,040 | $1,500,008 | Resale |
| 28 Mar 2025 | 138 Race Course Road | 3 | #03-02023BR | 3BR | 1,432 | $1,135 | $1,625,000 | Resale |
| 6 Mar 2025 | 138 Race Course Road | 5 | #05-05053BR | 3BR | 1,141 | $1,148 | $1,310,000 | Resale |
| 19 Mar 2024 | 138 Race Course Road | 6 | #06-06064BR | 4BR | 1,658 | $1,041 | $1,725,000 | Resale |
| 4 May 2023 | 138 Race Course Road | 6 | #06-03031BR | 1BR | 420 | $1,572 | $660,000 | Resale |
| 16 Sep 2022 | 138 Race Course Road | 4 | #04-01012BR | 2BR | 969 | $1,239 | $1,200,000 | Resale |
| 15 Sep 2022 | 138 Race Course Road | 3 | #03-01012BR | 2BR | 1,206 | $813 | $980,000 | Resale |
| 18 Aug 2022 | 138 Race Course Road | 3 | #03-04041BR | 1BR | 571 | $1,104 | $630,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D8 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,532 psf |
| Feb–Apr 2022 | — | — | $1,606 psf |
| May–Jul 2022 | — | — | $1,528 psf |
| Aug–Oct 2022 | 3 | $1,104 psf | $1,554 psf |
| Nov 2022 – Jan 2023 | — | — | $1,547 psf |
| Feb–Apr 2023 | — | — | $1,589 psf |
| May–Jul 2023 | 1 | — | $1,746 psf |
| Aug–Oct 2023 | — | — | $1,782 psf |
| Nov 2023 – Jan 2024 | — | — | $1,722 psf |
| Feb–Apr 2024 | 1 | — | $1,753 psf |
| May–Jul 2024 | — | — | $1,725 psf |
| Aug–Oct 2024 | — | — | $1,799 psf |
| Nov 2024 – Jan 2025 | — | — | $1,740 psf |
| Feb–Apr 2025 | 2 | $1,142 psf | $1,935 psf |
| May–Jul 2025 | 1 | — | $1,680 psf |
| Aug–Oct 2025 | — | — | $1,772 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,935 psf |
| Feb–Apr 2026 | 1 | — | $1,925 psf |
| May–Jul 2026 | — | — | $1,896 psf |
| Aug–Oct 2026 | — | — | $2,087 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Race Course 138 Rent
- Median rent a month
- $3,000 to $5,200
- Gross yield
- 5.0%
- Rental contracts
- 12
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | — | — | 4 |
| 3-bedroom | $5,200 | $4,610 to $5,300 | 5.0% | 8 |
Rental contracts at Race Course 138
14 contracts, Sep 2025 to Aug 2026 · median $4,925 a month · $3,000 to $7,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jul 2026 | 1BR | 600 to 700 sq ft | $3,400 |
| Jun 2026 | 4BR | 1,600 to 1,700 sq ft | $7,000 |
| Mar 2026 | 3BR | 1,100 to 1,200 sq ft | $4,500 |
| Jan 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jan 2026 | 3BR | 1,100 to 1,200 sq ft | $4,650 |
| Jan 2026 | 3BR | 1,100 to 1,200 sq ft | $5,200 |
| Jan 2026 | 4BR | 1,600 to 1,700 sq ft | $6,200 |
| Sep 2025 | 1BR | 400 to 500 sq ft | $3,000 |
| Sep 2025 | 1BR | 400 to 500 sq ft | $3,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Race Course 138 By stack
- Highest, stack 06
- $1,070 psf
- Lowest, stack 01
- $1,026 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,026 psf | 1,087 sq ft | Levels 3 to 4 | 2 |
| 05 | $1,052 psf | 1,141 sq ft | Levels 3 to 5 | 3 |
| 06 | $1,070 psf | 1,421 sq ft | Levels 5 to 6 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Race Course 138 Notes
How these numbers are worked out
- Grade B places Race Course 138 in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,075 psf at Race Course 138 against $1,935 psf across District 8, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (3 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 2 resale caveats at Race Course 138 ranged from $1,052 psf to $1,098 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (3/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2002, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Farrer Park MRT (NE8), 200 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Race Course 138 for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.