RPS · Resale Project Scorecard
Sage — Grade D
RPS score 4.38/10 · D10 · Bukit Timah, Holland, Tanglin · 33 units · scored across 7 weighted factors — methodology published.
FH · HONG LEONG HOLDINGS LTD · TOP 2012
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: total returns, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.97% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
33 units — very small project; niche product with thin resale market.
0.55km from Orchard Boulevard Mrt Stn (TE13) — short walk to MRT, good transport convenience.
Rental yield of 2.40% — 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 1.65km, far enough that the impact on this project is modest.
The verdict· Scores updated September 2026
Sage scores 4.38 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2218th of 2,357 resale condos scored in Singapore and 259th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: total returns, schools.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Sage
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $2,734 psf, median price $12.8M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $2,734 psf | $12.8M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $2,734 psf | $12.8M |
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.
Sage: frequently asked questions
Answers generated from the scorecard data — RPS rank 2218th of 2,357, scores updated September 2026.
- Is Sage a good buy in 2026?
- Sage scores 4.38/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2218th of 2,357 Singapore resale condos and 259th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: total returns, schools. 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 Sage?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Sage, at a median of $2,734 psf and a median price of $12.8M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sage from the nearest MRT station?
- Sage is about 550m from Orchard Boulevard MRT (TE13), 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 Sage compare with Leedon 2?
- Leedon 2 is the project scored next to Sage on the District 10 ranking: 4.39 (Grade D) against Sage's 4.38 (Grade D). Sage scores higher on Project's Historical Performance (5 vs 3) and Future Transformation (4 vs 3); Leedon 2 scores higher on MRT Proximity (8 vs 10) and Primary School Effect (1 vs 2).
- What is the tenure of Sage, and how big is the project?
- Sage is freehold, completed in 2012, has 33 units, developed by HONG LEONG HOLDINGS 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 Sage in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Leedon 2D4.39
- Fernhill Court CondoD4.37
- Nassim Park ResidencesD4.40
- Fifth Avenue CondominiumD4.36
- Dynasty GardenD4.40
- Cuscaden ReserveD4.35
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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