Resale Project Scorecard
Robin Suites
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 2016 · 92 units
Grade C, 5.39 out of 10, the 139th highest score among 307 resale condos in District 10.
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
- 5
- To Stevens MRT
- 330 m
Artist's impression: ROBIN 25 PTE LTD
Robin Suites Score
- C
- Grade
- Score out of 10
- 5.39
- Highest score among 307 resale condos in District 10
- 139th
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of -0.16% — bottom 17% within its 2016-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 4/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Singapore Chinese Girls' Primary School at 0.27km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Singapore Chinese Girls' Primary School
- Anglo-Chinese 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
92 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
330 m from Stevens MRT (DT10 / TE11) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%6/10
Rental yield of 3.53% — above-average income return.
The district median is 2/10.
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 1.15km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Robin Suites scores 5.39
Robin Suites scores 5.39 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1726th of 2,350 resale condos scored in Singapore and 139th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoRobin Suites | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 4/10 | −0.50 | 4% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 60% of district |
| Rental Yield10% | 6/10 | 2/10 | +0.40 | 97% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 54% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Robin Suites and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Robin Suites Prices
By unit type at Robin Suites
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom463 sq ft | 463 sq ft | $1.03M to $1.25M | $2,257 psf | 4 |
Past transactions at Robin Suites
27 resales, Nov 2021 to Oct 2026 · median $2,323 psf · $988,000 to $1,400,000 · 10 of the 25 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 4 Aug 2026 | 25 Robin Road | 9 | #09-03032BR | 2BR | 538 | $2,267 | $1,220,000 | Resale |
| 27 Apr 2026 | 25 Robin Road | 15 | #15-05051BR | 1BR | 463 | $2,377 | $1,100,000 | Resale |
| 30 Dec 2025 | 25 Robin Road | 7 | #07-02021BR | 1BR | 463 | $2,221 | $1,028,000 | Resale |
| 5 Dec 2025 | 25 Robin Road | 20 | #20-05051BR | 1BR | 861 | $1,452 | $1,250,000 | Resale |
| 19 Nov 2025 | 25 Robin Road | 10 | #10-02021BR | 1BR | 463 | $2,292 | $1,061,000 | Resale |
| 14 Oct 2025 | 25 Robin Road | 8 | #08-06062BR | 2BR | 549 | $2,323 | $1,275,000 | Resale |
| 22 Aug 2025 | 25 Robin Road | 13 | #13-01011BR | 1BR | 463 | $2,463 | $1,140,000 | Resale |
| 9 Jun 2025 | 25 Robin Road | 17 | #17-01011BR | 1BR | 463 | $2,549 | $1,180,000 | Resale |
| 1 Apr 2025 | 25 Robin Road | 13 | #13-02021BR | 1BR | 463 | $2,236 | $1,035,000 | Resale |
| 10 Mar 2025 | 25 Robin Road | 14 | #14-04041BR | 1BR | 441 | $2,492 | $1,100,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,884 psf |
| Feb–Apr 2022 | 1 | — | $2,055 psf |
| May–Jul 2022 | 1 | — | $1,987 psf |
| Aug–Oct 2022 | — | — | $2,047 psf |
| Nov 2022 – Jan 2023 | 2 | $2,221 psf | $2,137 psf |
| Feb–Apr 2023 | 1 | — | $2,281 psf |
| May–Jul 2023 | — | — | $2,120 psf |
| Aug–Oct 2023 | 1 | — | $2,018 psf |
| Nov 2023 – Jan 2024 | 1 | — | $2,107 psf |
| Feb–Apr 2024 | 2 | $2,312 psf | $2,415 psf |
| May–Jul 2024 | 1 | — | $2,178 psf |
| Aug–Oct 2024 | 2 | $1,994 psf | $2,246 psf |
| Nov 2024 – Jan 2025 | 3 | $2,333 psf | $2,175 psf |
| Feb–Apr 2025 | 4 | $2,339 psf | $2,276 psf |
| May–Jul 2025 | 1 | — | $2,230 psf |
| Aug–Oct 2025 | 2 | $2,393 psf | $2,240 psf |
| Nov 2025 – Jan 2026 | 3 | $2,221 psf | $2,256 psf |
| Feb–Apr 2026 | 1 | — | $2,247 psf |
| May–Jul 2026 | — | — | $2,306 psf |
| Aug–Oct 2026 | 1 | — | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median −0.4% a year, ranked 38 of 39 in D10 and 701 of 715 condos. See the most profitable condos in D10 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Robin Suites Rent
- Median rent a month
- $3,550 to $3,930
- Gross yield
- 3.9%
- Rental contracts
- 56
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,550 | $3,400 to $3,800 | 3.9% | 34 |
| 2-bedroom | $3,930 | $3,760 to $4,100 | — | 22 |
Rental contracts at Robin Suites
56 contracts, Sep 2025 to Aug 2026 · median $3,775 a month · $3,000 to $5,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,750 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,800 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,800 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $4,200 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,150 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,450 |
| Jun 2026 | 2BR | 500 to 600 sq ft | $3,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Robin Suites By stack
- Highest, stack 01
- $2,463 psf
- Lowest, stack 03
- $2,267 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,463 psf | 463 sq ft | Levels 7 to 17 | 5 |
| 02 | $2,292 psf | 463 sq ft | Levels 7 to 19 | 7 |
| 03 | $2,267 psf | 538 sq ft | Levels 9 to 18 | 3 |
| 04 | $2,357 psf | 441 sq ft | Levels 7 to 20 | 4 |
| 05 | $2,333 psf | 463 sq ft | Levels 8 to 20 | 5 |
| 06 | $2,323 psf | 549 sq ft | Levels 8 to 15 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Robin Suites Notes
How these numbers are worked out
- Grade C places Robin Suites 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: $2,267 psf at Robin Suites against $2,268 psf across District 10, 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; the year before is Nov 2024 – Oct 2025, median $2,333 psf). 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 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 5 resale caveats at Robin Suites ranged from $1,452 psf to $2,377 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Stevens MRT (DT10 / TE11), 330 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 Robin Suites for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.