Resale Project Scorecard
Sarhad Ville
D05 · Buona Vista, Clementi, Pasir Panjang · freehold · completed 1994 · 32 units
Grade D, 4.48 out of 10, the 71st highest score among 90 resale condos in District 5.
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
- To Pasir Panjang MRT
- 640 m
Background: Buona Vista, Clementi, Pasir Panjang, not this condo. Photo credits
Sarhad Ville Score
- D
- Grade
- Score out of 10
- 4.48
- Highest score among 90 resale condos in District 5
- 71st
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, schools.
Project's Historical Performance25%4/10
Avg Ann. of +0.83% — but from only 2 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.
The district median is 5.5/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 1/10.
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
32 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
640 m from Pasir Panjang MRT (CC26) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.27% — above-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Pasir Panjang precinct at 0.53km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
Why Sarhad Ville scores 4.48
Sarhad Ville scores 4.48 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2187th of 2,350 resale condos scored in Singapore and 71st of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Primary School Effect (1/10).
| Factor | This condoSarhad Ville | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5.5/10 | −0.37 | 20% of district |
| Primary School Effect20% | 1/10 | 1/10 | ±0.00 | 0% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 7.5/10 | −0.06 | 42% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 47% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 6/10 | 6/10 | ±0.00 | 31% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Sarhad Ville and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Sarhad Ville Rent
- Median rent a month
- $4,600
- Rental contracts
- 4
| Unit type | Median rent | LetsContracts |
|---|---|---|
| 3-bedroom | $4,600 | 4 |
Rental contracts at Sarhad Ville
4 contracts, Sep 2025 to Aug 2026 · median $4,600 a month · $4,600 to $4,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| May 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| Mar 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Sarhad Ville Notes
How these numbers are worked out
- Grade D places Sarhad Ville 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.
- MRT distance is a straight line on the map; the walking route is longer.
- 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.
- Sarhad Ville has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (4/10) rests on the 10-year record.
- Historical Performance is a percentile among projects of similar vintage (completed around 1994, 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 Pasir Panjang MRT (CC26), 640 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026. Nothing on this page is a valuation or advice on a specific unit.