RPS · Resale Project Scorecard
Residences @ 338a — Grade B
RPS score 5.42/10 · D09 · Orchard, River Valley · 46 units · scored across 7 weighted factors — methodology published.
FH · SPRINGSTAR PROPERTIES PTE LTD · TOP 2004
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.34% — below-median performance vs same-vintage peers (37th percentile of 2004-era cohort).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.34km away). Adequate but narrow school optionality.
46 units — very small project; niche product with thin resale market.
0.45km from Somerset Mrt Stn (NS23) — short walk to MRT, good transport convenience.
Rental yield of 2.58% — below-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 1.85km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
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The verdict· Scores updated September 2026
Residences @ 338a scores 5.42 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1614th of 2,357 resale condos scored in Singapore and 132nd of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Residences @ 338a
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,122 psf, median price $2.67M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,074 psf | $2.50M |
| Jan–Mar 2026 | 1 | $2,170 psf | $2.85M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $2,122 psf | $2.67M |
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.
Residences @ 338a: frequently asked questions
Answers generated from the scorecard data — RPS rank 1614th of 2,357, scores updated September 2026.
- Is Residences @ 338a a good buy in 2026?
- Residences @ 338a scores 5.42/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1614th of 2,357 Singapore resale condos and 132nd of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. 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 Residences @ 338a?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Residences @ 338a, at a median of $2,122 psf and a median price of $2.67M (range $2,074 psf to $2,170 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Residences @ 338a from the nearest MRT station?
- Residences @ 338a is about 450m from Somerset MRT (NS23), 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 Residences @ 338a compare with Paterson Suites?
- Paterson Suites is the project scored next to Residences @ 338a on the District 9 ranking: 5.42 (Grade B) against Residences @ 338a's 5.42 (Grade B). Residences @ 338a scores higher on Project's Historical Performance (4 vs 2) and Rental Yield (3 vs 2); Paterson Suites scores higher on Project Size (3 vs 5) and MRT Proximity (8 vs 10).
- Which primary schools are within 1km of Residences @ 338a?
- One primary school is within 1km of Residences @ 338a: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.34km away). Adequate but narrow school optionality. Residences @ 338a 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 Residences @ 338a, and how big is the project?
- Residences @ 338a is freehold, completed in 2004, has 46 units, developed by SPRINGSTAR PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 46 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 Residences @ 338a in Orchard, River Valley
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