RPS · Resale Project Scorecard
Sam Kiang Mansions — Grade B
RPS score 6.23/10 · D09 · Orchard, River Valley · 53 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1999
Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- 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 +4.30% — top-quartile performance within its 1999-era cohort (74th percentile).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality.
53 units — very small project; niche product with thin resale market.
0.46km from Somerset Mrt Stn (NS23) — short walk to MRT, good transport convenience.
Rental yield of 2.19% — 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.
Primary schools within 1km: River Valley Primary School.
See live Sam Kiang Mansions listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Sam Kiang Mansions scores 6.23 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 882nd of 2,357 resale condos scored in Singapore and 38th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Rental Yield (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. 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 Sam Kiang Mansions
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $2,223 psf, median price $2.68M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $2,223 psf | $2.68M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $2,223 psf | $2.68M |
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.
Sam Kiang Mansions: frequently asked questions
Answers generated from the scorecard data — RPS rank 882nd of 2,357, scores updated September 2026.
- Is Sam Kiang Mansions a good buy in 2026?
- Sam Kiang Mansions scores 6.23/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 882nd of 2,357 Singapore resale condos and 38th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. 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 Sam Kiang Mansions?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Sam Kiang Mansions, at a median of $2,223 psf and a median price of $2.68M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sam Kiang Mansions from the nearest MRT station?
- Sam Kiang Mansions is about 460m 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 Sam Kiang Mansions compare with The Mkz?
- The Mkz is the project scored next to Sam Kiang Mansions on the District 9 ranking: 6.24 (Grade B) against Sam Kiang Mansions's 6.23 (Grade B). Sam Kiang Mansions scores higher on Project's Historical Performance (8 vs 5); The Mkz scores higher on Rental Yield (1 vs 5) and Primary School Effect (7 vs 8).
- Which primary schools are within 1km of Sam Kiang Mansions?
- One primary school is within 1km of Sam Kiang Mansions: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality. Sam Kiang Mansions 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 Sam Kiang Mansions, and how big is the project?
- Sam Kiang Mansions is freehold, completed in 1999, has 53 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 53 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 Sam Kiang Mansions in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Sam Kiang Mansions — PSF trends, rival comparison, and our verdict — in your inbox.