Resale Project Scorecard
Seasons Park
D26 · Mandai, Upper Thomson · 99-year leasehold · completed 1997 · 390 units
Grade B, 6.43 out of 10, the 8th highest score among 14 resale condos in District 26.
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 →
- Lease left, about
- 68 yrs
- Resales, 12 months to Oct 2026
- 10
- To Lentor MRT
- 210 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Seasons Park Score
- B
- Grade
- Score out of 10
- 6.43
- Highest score among 14 resale condos in District 26
- 8th
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +3.40% — near-median performance within its 1997-era cohort (52nd percentile).
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Anderson Primary School at 0.15km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Anderson Primary School
- Mayflower Primary 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%8/10
390 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
210 m from Lentor MRT (TE5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.18% — below-average income return.
The district median is 4/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Ang Mo Kio MRT CRL interchange (CR11, CRL1) at 2.10km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Seasons Park scores 6.43
Seasons Park scores 6.43 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 799th of 2,350 resale condos scored in Singapore and 8th of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are MRT Proximity (9/10) and Project Size (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoSeasons Park | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 7/10 | −0.25 | 23% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 46% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 62% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 69% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 38% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 0% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 46% of district |
Medians are across the 14 scored resale projects in District 26 (Mandai, Upper Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Seasons Park and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Seasons Park Prices
By unit type at Seasons Park
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,066 sq ft | 1,066 sq ft | $1.35M to $1.43M | $1,303 psf | 6 |
| 3-bedroom1,270 sq ft | 1,270 sq ft | $1.70M to $1.85M | $1,383 psf | 4 |
Past transactions at Seasons Park
10 resales, Nov 2025 to Oct 2026 · median $1,317 psf · $1,353,000 to $1,850,000 · all 10 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 15 Sep 2026 | 499 Yio Chu Kang Road | 8 | #08-04042BR · Blk 499 | 2BR | 1,066 | $1,317 | $1,403,888 | Resale |
| 11 Sep 2026 | 499 Yio Chu Kang Road | 16 | #16-04042BR · Blk 499 | 2BR | 1,066 | $1,342 | $1,430,000 | Resale |
| 21 Jul 2026 | 493 Yio Chu Kang Road | 6 | #06-05053BR · Blk 493 | 3BR | 1,249 | $1,402 | $1,750,000 | Resale |
| 8 Jun 2026 | 495 Yio Chu Kang Road | 2 | #02-03032BR · Blk 495 | 2BR | 1,044 | $1,296 | $1,353,000 | Resale |
| 4 Jun 2026 | 493 Yio Chu Kang Road | 9 | #09-04042BR · Blk 493 | 2BR | 1,044 | $1,303 | $1,360,000 | Resale |
| 2 Jun 2026 | 499 Yio Chu Kang Road | 8 | #08-07072BR · Blk 499 | 2BR | 1,109 | $1,236 | $1,370,000 | Resale |
| 8 Apr 2026 | 499 Yio Chu Kang Road | 14 | #14-05052BR · Blk 499 | 2BR | 1,066 | $1,303 | $1,388,000 | Resale |
| 26 Feb 2026 | 491 Yio Chu Kang Road | 10 | #10-06063BR · Blk 491 | 3BR | 1,292 | $1,363 | $1,760,000 | Resale |
| 6 Feb 2026 | 495 Yio Chu Kang Road | 10 | #10-01013BR · Blk 495 | 3BR | 1,249 | $1,482 | $1,850,000 | Resale |
| 3 Feb 2026 | 499 Yio Chu Kang Road | 3 | #03-03033BR · Blk 499 | 3BR | 1,292 | $1,316 | $1,700,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D26 |
|---|---|---|---|
| Nov 2025 | — | — | $1,646 psf |
| Dec 2025 | — | — | — |
| Jan 2026 | — | — | — |
| Feb 2026 | 3 | $1,363 psf | $1,509 psf |
| Mar 2026 | — | — | $1,933 psf |
| Apr 2026 | 1 | — | $1,960 psf |
| May 2026 | — | — | $2,190 psf |
| Jun 2026 | 3 | $1,296 psf | $1,958 psf |
| Jul 2026 | 1 | — | $1,783 psf |
| Aug 2026 | — | — | $2,367 psf |
| Sep 2026 | 2 | $1,330 psf | — |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.8% a year, ranked 5 of 6 in D26 and 257 of 715 condos. See the most profitable condos in D26 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Seasons Park Rent
- Median rent a month
- $3,700 to $4,500
- Gross yield
- 3.1% to 3.2%
- Rental contracts
- 41
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,700 | $3,550 to $3,800 | 3.2% | 23 |
| 3-bedroom | $4,500 | $4,390 to $4,830 | 3.1% | 18 |
Rental contracts at Seasons Park
43 contracts, Sep 2025 to Aug 2026 · median $3,800 a month · $2,800 to $8,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $2,800 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,600 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $3,700 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,350 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,380 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,700 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,100 |
| Jun 2026 | 2BR | 1,000 to 1,100 sq ft | $3,300 |
| Jun 2026 | 2BR | 1,000 to 1,100 sq ft | $3,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Seasons Park By stack
- Highest, stack 06
- $1,327 psf
- Lowest, stack 03
- $1,092 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,200 psf | 1,249 sq ft | Levels 3 to 16 | 9 |
| 02 | $1,164 psf | 1,109 sq ft | Levels 2 to 12 | 11 |
| 03 | $1,092 psf | 1,060 sq ft | Levels 1 to 7 | 6 |
| 04 | $1,201 psf | 1,066 sq ft | Levels 3 to 16 | 11 |
| 05 | $1,153 psf | 1,066 sq ft | Levels 1 to 14 | 9 |
| 06 | $1,327 psf | 1,292 sq ft | Levels 2 to 16 | 10 |
| 07 | $1,155 psf | 1,109 sq ft | Levels 2 to 13 | 7 |
| 08 | $1,277 psf | 1,292 sq ft | Levels 3 to 10 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Seasons Park Notes
How these numbers are worked out
- Grade B places Seasons Park 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: $1,317 psf at Seasons Park against $1,957 psf across District 26, 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 $1,303 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.
- 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 10 resale caveats at Seasons Park ranged from $1,236 psf to $1,482 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, 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 Lentor MRT (TE5), 210 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 Seasons Park for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.