Resale Project Scorecard
Seletar Springs Condo
D28 · Seletar, Yio Chu Kang · 99-year leasehold · completed 2000 · 364 units
Grade A, 6.79 out of 10, the 8th highest score among 17 resale condos in District 28.
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
- 70 yrs
- Resales, 12 months to Oct 2026
- 12
- To Layar LRT
- 450 m
Background: Seletar, Yio Chu Kang, not this condo. Photo credits
Seletar Springs Condo Score
- A
- Grade
- Score out of 10
- 6.79
- Highest score among 17 resale condos in District 28
- 8th
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, MRT access.
Project's Historical Performance25%7/10
Avg Ann. of +3.58% — near-median performance within its 2000-era cohort (66th percentile).
The district median is 7/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Fernvale Primary School at 0.44km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Fernvale Primary School
- Sengkang Green Primary School
- Anchor Green Primary School
- Hougang Primary School
- Fern Green 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
364 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%2/10
450 m from Layar LRT (SW6), 1.5 km from Buangkok MRT (NE15) — weaker MRT access, likely requires bus or car for most trips.
The district median is 2/10.
Rental Yield10%6/10
Rental yield of 3.63% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.89km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Seletar Springs Condo scores 6.79
Seletar Springs Condo scores 6.79 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 526th of 2,350 resale condos scored in Singapore and 8th of 17 in District 28 (Seletar, Yio Chu Kang). Its strongest factors are Primary School Effect (10/10) and Project Size (8/10); its weakest is MRT Proximity (2/10).
| Factor | This condoSeletar Springs Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 50% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 63% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 31% of district |
| MRT Proximity13% | 2/10 | 2/10 | ±0.00 | 38% of district |
| Rental Yield10% | 6/10 | 5/10 | +0.10 | 75% of district |
| Tenure10% | 7/10 | 8/10 | −0.10 | 6% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 17 scored resale projects in District 28 (Seletar, Yio Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Seletar Springs Condo 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.
Seletar Springs Condo Prices
By unit type at Seletar Springs Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom996 sq ft | 996 sq ft | $1.05M | $1,057 psf | 2 |
| 3-bedroom1,335 sq ft | 1,335 sq ft | $1.44M to $1.80M | $1,136 psf | 9 |
Past transactions at Seletar Springs Condo
12 resales, Nov 2025 to Oct 2026 · median $1,121 psf · $950,000 to $2,150,000 · 11 of the 11 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 3 Aug 2026 | 108 Gerald Drive | 2 | #02-34343BR · Blk 108 | 3BR | 1,335 | $1,199 | $1,600,000 | Resale |
| 27 Jul 2026 | 106 Gerald Drive | 4 | #04-08083BR · Blk 106 | 3BR | 1,561 | $1,153 | $1,800,000 | Resale |
| 15 Jul 2026 | 102 Gerald Drive | 3 | #03-71713BR · Blk 102 | 3BR | 1,302 | $1,136 | $1,480,000 | Resale |
| 30 Jun 2026 | 110 Gerald Drive | 4 | #04-43433BR · Blk 110 | 3BR | 1,561 | $1,082 | $1,688,000 | Resale |
| 11 May 2026 | 100 Gerald Drive | 3 | #03-83833BR · Blk 100 | 3BR | 1,302 | $1,217 | $1,585,000 | Resale |
| 8 May 2026 | 100 Gerald Drive | 4 | #04-84844BR · Blk 100 | 4BR | 2,067 | $1,040 | $2,150,000 | Resale |
| 22 Apr 2026 | 106 Gerald Drive | 3 | #03-16162BR · Blk 106 | 2BR | 980 | $1,174 | $1,150,000 | Resale |
| 3 Feb 2026 | 106 Gerald Drive | 2 | #02-06062BR · Blk 106 | 2BR | 1,012 | $939 | $950,000 | Resale |
| 23 Jan 2026 | 106 Gerald Drive | 4 | #04-13133BR · Blk 106 | 3BR | 1,561 | $1,038 | $1,620,000 | Resale |
| 29 Dec 2025 | 108 Gerald Drive | 2 | #02-39393BR · Blk 108 | 3BR | 1,335 | $1,100 | $1,468,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D28 |
|---|---|---|---|
| Nov 2025 | — | — | $1,593 psf |
| Dec 2025 | 3 | $1,106 psf | $1,500 psf |
| Jan 2026 | 1 | — | $1,531 psf |
| Feb 2026 | 1 | — | $1,600 psf |
| Mar 2026 | — | — | $1,536 psf |
| Apr 2026 | 1 | — | $1,515 psf |
| May 2026 | 2 | $1,129 psf | $1,572 psf |
| Jun 2026 | 1 | — | $1,531 psf |
| Jul 2026 | 2 | $1,145 psf | $1,528 psf |
| Aug 2026 | 1 | — | $1,538 psf |
| Sep 2026 | — | — | $1,550 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 5 of 12 in D28 and 174 of 715 condos. See the most profitable condos in D28 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Seletar Springs Condo Rent
- Median rent a month
- $3,350 to $5,350
- Gross yield
- 3.0% to 3.8%
- Rental contracts
- 25
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,350 | $3,250 to $3,700 | 3.8% | 13 |
| 3-bedroom | $4,000 | $3,800 to $4,230 | 3.0% | 8 |
| 4-bedroom | $5,350 | — | — | 4 |
Rental contracts at Seletar Springs Condo
26 contracts, Sep 2025 to Aug 2026 · median $3,800 a month · $3,000 to $5,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 900 to 1,000 sq ft | $3,300 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,100 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,300 |
| Jul 2026 | 4BR | 2,000 to 2,100 sq ft | $5,400 |
| Jun 2026 | 2BR | 1,000 to 1,100 sq ft | $3,900 |
| May 2026 | 3BR | 1,300 to 1,400 sq ft | $4,300 |
| May 2026 | 4BR | 2,000 to 2,100 sq ft | $5,400 |
| Apr 2026 | 2BR | 900 to 1,000 sq ft | $3,300 |
| Mar 2026 | 2BR | 1,200 to 1,300 sq ft | $3,800 |
| Feb 2026 | 2BR | 900 to 1,000 sq ft | $3,350 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Seletar Springs Condo By stack
- Highest, stack 08
- $1,063 psf
- Lowest, stack 01
- $885 psf
- Stacks with 2+ resales
- 15
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $885 psf | 1,464 sq ft | Levels 1 to 2 | 2 |
| 04 | $975 psf | 1,825 sq ft | Levels 2 to 4 | 2 |
| 08 | $1,063 psf | 1,270 sq ft | Levels 1 to 4 | 3 |
| 12 | $940 psf | 996 sq ft | Levels 2 to 3 | 2 |
| 13 | $1,047 psf | 1,270 sq ft | Levels 3 to 4 | 2 |
| 16 | $983 psf | 980 sq ft | Levels 2 to 3 | 3 |
| 45 | $964 psf | 1,276 sq ft | Levels 2 to 4 | 2 |
| 55 | $939 psf | 1,259 sq ft | Levels 3 to 4 | 2 |
Show the other 7 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 62 | $990 psf | 1,636 sq ft | Levels 1 to 4 | 3 |
| 64 | $967 psf | 1,459 sq ft | Levels 1 to 2 | 2 |
| 65 | $937 psf | 1,319 sq ft | Levels 1 to 2 | 2 |
| 69 | $916 psf | 1,302 sq ft | Levels 1 to 3 | 2 |
| 81 | $1,015 psf | 1,324 sq ft | Levels 1 to 2 | 2 |
| 83 | $1,027 psf | 1,690 sq ft | Levels 3 to 4 | 2 |
| 84 | $970 psf | 2,067 sq ft | Level 4 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Seletar Springs Condo Notes
How these numbers are worked out
- Grade A places Seletar Springs Condo 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: $1,121 psf at Seletar Springs Condo against $1,546 psf across District 28, 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 $1,046 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. 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. "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 (34 here) 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 12 resale caveats at Seletar Springs Condo ranged from $939 psf to $1,217 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2000, 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 rail stop is Layar LRT (SW6) (450 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 5 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 Seletar Springs Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.