RPS · Resale Project Scorecard
Residences @ Emerald Hill — Grade B
RPS score 5.53/10 · D09 · Orchard, River Valley · 33 units · scored across 7 weighted factors — methodology published.
FH · LAFE (EMERALD HILL) DEVELOPMENT PTE LTD · TOP 1989
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of -1.36% — but from only 1 resale sale in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.46km). Strong school proximity — a genuine advantage for young families.
33 units — very small project; niche product with thin resale market.
0.57km from Somerset Mrt Stn (NS23) — short walk to MRT, good transport convenience.
Rental yield of 2.05% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.85km, far enough that the impact on this project is modest.
Primary schools within 1km: Anglo-Chinese School (Junior), ST. Margaret's School (Primary).
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The verdict· Scores updated September 2026
Residences @ Emerald Hill scores 5.53 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1517th of 2,357 resale condos scored in Singapore and 103rd of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Residences @ Emerald Hill
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,584 psf, median price $5.00M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,348 psf | $4.60M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $3,226 psf | $5.00M |
| 12-month total | 3 | $2,584 psf | $5.00M |
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 @ Emerald Hill: frequently asked questions
Answers generated from the scorecard data — RPS rank 1517th of 2,357, scores updated September 2026.
- Is Residences @ Emerald Hill a good buy in 2026?
- Residences @ Emerald Hill scores 5.53/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1517th of 2,357 Singapore resale condos and 103rd of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, 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 Residences @ Emerald Hill?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Residences @ Emerald Hill, at a median of $2,584 psf and a median price of $5.00M (range $2,111 psf to $3,226 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 @ Emerald Hill from the nearest MRT station?
- Residences @ Emerald Hill is about 570m 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 @ Emerald Hill compare with Paterson Residence?
- Paterson Residence is the project scored next to Residences @ Emerald Hill on the District 9 ranking: 5.53 (Grade B) against Residences @ Emerald Hill's 5.53 (Grade B). Residences @ Emerald Hill scores higher on Project's Historical Performance (5 vs 3); Paterson Residence scores higher on Project Size (3 vs 5) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of Residences @ Emerald Hill?
- 2 primary schools are within 1km of Residences @ Emerald Hill: Anglo-Chinese School (Junior), ST. Margaret's School (Primary). 2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.46km). Strong school proximity — a genuine advantage for young families. Residences @ Emerald Hill 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 @ Emerald Hill, and how big is the project?
- Residences @ Emerald Hill is freehold, completed in 1989, has 33 units, developed by LAFE (EMERALD HILL) DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 33 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 @ Emerald Hill in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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