BGrade

Resale Project Scorecard

Sandalwood

D15 · East Coast, Marine Parade · freehold · completed 2005 · 39 units

Grade B, 6.11 out of 10, the 231st highest score among 434 resale condos in District 15.

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: 1
To Marine Parade MRT: 740 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Sandalwood Score

B
Grade
Score out of 10: 6.11
Highest score among 434 resale condos in District 15: 231st

Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.

Project's Historical Performance25%5/10

Avg Ann. of +3.39% — near-median performance within its 2005-era cohort (43rd percentile).

The district median is 6.5/10.

Primary School Effect20%10/10

4 primary schools within 1km (nearest: Haig Girls' School at 0.10km). Exceptional school catchment — strong appeal for families with young children.

The district median is 8/10.

Haig Girls' School
Tanjong Katong Primary School
CHIJ (Katong) Primary
Tao Nan School

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

39 units — very small project; niche product with thin resale market.

The district median is 3/10.

MRT Proximity13%7/10

740 m from Marine Parade MRT (TE26) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%4/10

Rental yield of 3.16% — below-average income return.

The district median is 4/10.

Tenure10%10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

The district median is 10/10.

Future Transformation6%1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.21km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

The district median is 1/10.

Scores updated October 2026. On the map →

Why Sandalwood scores 6.11

Sandalwood scores 6.11 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1102nd of 2,350 resale condos scored in Singapore and 231st of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10).

Factor	This condoSandalwood	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	5/10	6.5/10	−0.37	17% of district
Primary School Effect20%	10/10	8/10	+0.40	53% of district
Project Size16%	3/10	3/10	±0.00	0% of district
MRT Proximity13%	7/10	8/10	−0.13	7% of district
Rental Yield10%	4/10	4/10	±0.00	43% of district
Tenure10%	10/10	10/10	±0.00	5% of district
Future Transformation6%	1/10	1/10	±0.00	29% of district

Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Sandalwood and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Sandalwood Prices

Median PSF: $1,817
Median price: $1.55M
Resale: 1

Past transactions at Sandalwood

Unit

2 resales, Nov 2021 to Oct 2026 · median $1,697 psf · $1,545,300 to $1,850,000 · both sold at a profit

								Sale
23 Jun 2026	152K Tembeling Road	4	#04-05051BR	1BR	850	$1,817	$1,545,300	Resale
14 Apr 2022	152K Tembeling Road	4	#04-02022BR	2BR	1,173	$1,577	$1,850,000	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Sandalwood Rent

Median rent a month: $4,200
Rental contracts: 3

Unit type	Median rent	LetsContracts
1-bedroom	$4,200	3

Rental contracts at Sandalwood

4 contracts, Sep 2025 to Aug 2026 · median $4,300 a month · $3,400 to $5,650

Month	Type	Size	Rent a month
Jul 2026	2BR	2,100 to 2,200 sq ft	$5,650
Jan 2026	1BR	800 to 900 sq ft	$4,400
Dec 2025	1BR	1,600 to 1,700 sq ft	$4,200
Nov 2025	1BR	800 to 900 sq ft	$3,400

URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.

Sandalwood Notes

How these numbers are worked out

Grade B places Sandalwood 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: $1,817 psf at Sandalwood against $1,852 psf across District 15, 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). 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
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.
Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 2005, 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 Marine Parade MRT (TE26), 740 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 4 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 Sandalwood for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Sandalwood Key facts

District: D15, East Coast, Marine Parade
Tenure: Freehold
Completed: 2005
Total units: 39
Developer: Breezeway Development (S) Pte Ltd

Sandalwood Nearby

MRT and LRT (5)

Marine Parade (TE26)740 m
Eunos (EW7)1.0 km
Marine Terrace (TE27)1.2 km
Tanjong Katong (TE25)1.2 km
Paya Lebar (EW8 / CC9)1.4 km

Primary schools within 1 km (4)

Haig Girls' SchoolWithin 1 km (OneMap, all 16 blocks) · 51 Koon Seng Road100 m
Tanjong Katong Primary SchoolWithin 1 km (OneMap, all 16 blocks) · 10 Seraya Road430 m
CHIJ (Katong) PrimaryWithin 1 km (OneMap, all 16 blocks) · 17 Martia Road880 m
Tao Nan SchoolWithin 1 km (OneMap, all 16 blocks) · 49 Marine Crescent940 m

Bus stops (5)

Aft Koon Seng RdTembeling RdBuses 33100 m
Marshall LaneJoo Chiat RdBuses 16, 16M120 m
Aft Duku RdJoo Chiat RdBuses 16, 16M170 m
Bef Koon Seng RdJoo Chiat RdBuses 33, 33B200 m
Opp Maranatha HallDunman RdBuses 16, 16M, 33250 m

Secondary schools (5)

Tanjong Katong Secondary School130 Haig Road610 m
Tanjong Katong Girls' School20 Dunman Lane770 m
Chung Cheng High School (Main)50 Goodman Road1.3 km
CHIJ Katong Convent346 Marine Terrace1.6 km
St. Patrick's School490 East Coast Road1.6 km

Childcare (5)

Children's Vineyard Kindergarten42 Joo Chiat Lane250 m
St. Hilda's Church Kindergarten83 Ceylon Road290 m
Blue House Childcare17 Rambai Road330 m
Maplebear Kids' Kingdom451 Joo Chiat Road, #04-01, Katong Point340 m
Zee Juniors722 Dunman Road400 m

Straight-line distances from the nearest block of Sandalwood, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Sandalwood, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Sandalwood Similar condos

All 434 in District 15 →

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Sandalwood Questions

What does Sandalwood's RPS grade say — and not say — in 2026?

Sandalwood scores 6.11/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1102nd of 2,350 Singapore resale condos and 231st of 434 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Sandalwood score Grade B, and what would move it?

A District 15 (East Coast, Marine Parade) project sitting at the district median on all seven factors would score 6.21; Sandalwood scores 6.11, 0.10 points below it. It gains most from Primary School Effect (10/10 against a median of 8, +0.40). It gives up most on Project's Historical Performance (5/10 against a median of 6.5, −0.37) and MRT Proximity (7/10 against a median of 8, −0.13). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Sandalwood?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 1 resale transaction at Sandalwood, at a median of $1,817 psf and a median price of $1.55M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much is the rent at Sandalwood, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $4,200 a month (3 contracts) at Sandalwood, from URA rental contracts.

How far is Sandalwood from the nearest MRT station?

Sandalwood is about 740 m from Marine Parade MRT (TE26), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Sandalwood compare with Ovada 8?

Ovada 8 is the project scored next to Sandalwood on the District 15 ranking: 6.11 (Grade B) against Sandalwood's 6.11 (Grade B). Sandalwood scores higher on Rental Yield (4 vs 1); Ovada 8 scores higher on Project's Historical Performance (6 vs 5) and Future Transformation (2 vs 1).

Which primary schools are within 1km of Sandalwood?

4 primary schools are within 1km of Sandalwood on OneMap's School Query, measured from the development's nearest block: Haig Girls' School, Tanjong Katong Primary School, CHIJ (Katong) Primary, Tao Nan School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Sandalwood scores 10/10 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 Sandalwood, and how big is the project?

Sandalwood is freehold, was completed in 2005, has 39 units and was developed by Breezeway Development (S) Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 39 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.