Resale Project Scorecard
Soleil @ Sinaran
D11 · Newton, Novena · 99-year leasehold · completed 2011 · 417 units
Grade A, 7.32 out of 10, the 3rd highest score among 143 resale condos in District 11.
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
- 79 yrs
- Resales, 12 months to Oct 2026
- 7
- To Novena MRT
- 190 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Soleil @ Sinaran Score
- A
- Grade
- Score out of 10
- 7.32
- Highest score among 143 resale condos in District 11
- 3rd
Strong project with clear strengths. Standout strengths: MRT access, schools. Key weaknesses: future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +1.85% — near-median performance within its 2011-era cohort (52nd percentile).
The district median is 5/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: St. Joseph's Institution Junior at 0.12km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- St. Joseph's Institution Junior
- Farrer Park Primary School
- Anglo-Chinese School (Primary)
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
417 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
190 m from Novena MRT (NS20) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%7/10
Rental yield of 3.71% — strong income return.
The district median is 3/10.
Tenure10%7/10
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.08km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Soleil @ Sinaran scores 7.32
Soleil @ Sinaran scores 7.32 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 249th of 2,350 resale condos scored in Singapore and 3rd of 143 in District 11 (Newton, Novena). Its strongest factors are MRT Proximity (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (4/10).
| Factor | This condoSoleil @ Sinaran | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 5/10 | +0.25 | 68% of district |
| Primary School Effect20% | 8/10 | 8/10 | ±0.00 | 39% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 93% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 95% of district |
| Rental Yield10% | 7/10 | 3/10 | +0.40 | 99% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 3% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 19% of district |
Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Soleil @ Sinaran and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Soleil @ Sinaran Prices
By unit type at Soleil @ Sinaran
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,098 sq ft | 1,098 sq ft | $2.04M to $2.60M | $2,350 psf | 3 |
| 3-bedroom1,469 sq ft | 1,469 sq ft | $3.35M | $2,279 psf | 2 |
Past transactions at Soleil @ Sinaran
82 resales, Nov 2021 to Oct 2026 · median $2,011 psf · $990,000 to $8,000,000 · 74 of the 79 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 23 Jul 2026 | 6 Sinaran Drive | 17 | #17-10104BR · Blk 6 | 4BR | 1,722 | $2,294 | $3,950,000 | Resale |
| 30 Jun 2026 | 6 Sinaran Drive | 21 | #21-12123BR · Blk 6 | 3BR | 1,475 | $2,304 | $3,398,000 | Resale |
| 18 Jun 2026 | 2 Sinaran Drive | 25 | #25-06062BR · Blk 2 | 2BR | 1,098 | $2,368 | $2,600,000 | Resale |
| 21 May 2026 | 2 Sinaran Drive | 35 | #35-01015BR · Blk 2 | 5BR | 4,715 | $1,697 | $8,000,000 | Resale |
| 14 May 2026 | 6 Sinaran Drive | 8 | #08-09092BR · Blk 6 | 2BR | 1,098 | $2,350 | $2,580,000 | Resale |
| 27 Jan 2026 | 6 Sinaran Drive | 26 | #26-14142BR · Blk 6 | 2BR | 958 | $2,129 | $2,040,000 | Resale |
| 16 Dec 2025 | 2 Sinaran Drive | 18 | #18-03033BR · Blk 2 | 3BR | 1,464 | $2,254 | $3,300,000 | Resale |
| 30 Oct 2025 | 2 Sinaran Drive | 13 | #13-05054BR · Blk 2 | 4BR | 1,722 | $2,177 | $3,750,000 | Resale |
| 21 Oct 2025 | 2 Sinaran Drive | 33 | #33-07072BR · Blk 2 | 2BR | 937 | $2,349 | $2,200,000 | Resale |
| 11 Sep 2025 | 6 Sinaran Drive | 18 | #18-13131BR · Blk 6 | 1BR | 581 | $1,961 | $1,140,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 6 | $1,922 psf | $1,758 psf |
| Feb–Apr 2022 | 10 | $1,889 psf | $1,806 psf |
| May–Jul 2022 | 9 | $2,018 psf | $1,837 psf |
| Aug–Oct 2022 | 4 | $1,799 psf | $1,783 psf |
| Nov 2022 – Jan 2023 | 3 | $2,057 psf | $1,854 psf |
| Feb–Apr 2023 | 3 | $2,086 psf | $1,929 psf |
| May–Jul 2023 | 5 | $1,962 psf | $1,951 psf |
| Aug–Oct 2023 | 6 | $2,069 psf | $1,943 psf |
| Nov 2023 – Jan 2024 | 3 | $1,892 psf | $1,942 psf |
| Feb–Apr 2024 | 4 | $1,955 psf | $1,969 psf |
| May–Jul 2024 | 3 | $2,075 psf | $2,009 psf |
| Aug–Oct 2024 | 4 | $1,896 psf | $2,014 psf |
| Nov 2024 – Jan 2025 | 2 | $1,993 psf | $2,032 psf |
| Feb–Apr 2025 | 5 | $2,148 psf | $2,024 psf |
| May–Jul 2025 | 3 | $1,908 psf | $2,092 psf |
| Aug–Oct 2025 | 5 | $2,177 psf | $2,086 psf |
| Nov 2025 – Jan 2026 | 2 | $2,192 psf | $2,019 psf |
| Feb–Apr 2026 | — | — | $2,055 psf |
| May–Jul 2026 | 5 | $2,304 psf | $2,030 psf |
| Aug–Oct 2026 | — | — | $2,094 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +2.2% a year, ranked 19 of 27 in D11 and 531 of 715 condos. See the most profitable condos in D11 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Soleil @ Sinaran Rent
- Median rent a month
- $6,500 to $11,000
- Gross yield
- 3.0% to 3.2%
- Rental contracts
- 103
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $6,500 | $6,000 to $7,030 | 3.0% | 72 |
| 3-bedroom | $8,900 | $8,400 to $9,200 | 3.2% | 21 |
| 4-bedroom | $11,000 | $10,350 to $11,800 | — | 10 |
Rental contracts at Soleil @ Sinaran
156 contracts, Sep 2025 to Aug 2026 · median $6,300 a month · $3,300 to $20,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $6,500 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $6,700 |
| Aug 2026 | 2BR | 1,400 to 1,500 sq ft | $6,850 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $7,600 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $8,500 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $8,800 |
| Aug 2026 | 4BR | 1,700 to 1,800 sq ft | $12,000 |
| Aug 2026 | — | 400 to 500 sq ft | $3,400 |
| Aug 2026 | — | 500 to 600 sq ft | $3,600 |
| Aug 2026 | — | 500 to 600 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Soleil @ Sinaran By stack
- Highest, stack 09
- $2,308 psf
- Lowest, stack 11
- $1,624 psf
- Stacks with 2+ resales
- 14
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,840 psf | 958 sq ft | Levels 2 to 35 | 6 |
| 02 | $1,872 psf | 581 sq ft | Levels 4 to 30 | 7 |
| 03 | $2,154 psf | 1,464 sq ft | Levels 5 to 32 | 7 |
| 04 | $1,728 psf | 1,453 sq ft | Levels 12 to 23 | 3 |
| 05 | $2,032 psf | 1,722 sq ft | Levels 8 to 31 | 9 |
| 06 | $2,176 psf | 1,098 sq ft | Levels 8 to 35 | 6 |
| 07 | $2,029 psf | 937 sq ft | Levels 7 to 34 | 7 |
| 08 | $2,066 psf | 721 sq ft | Levels 7 to 31 | 4 |
Show the other 6 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $2,308 psf | 1,098 sq ft | Levels 8 to 33 | 4 |
| 10 | $2,151 psf | 1,722 sq ft | Levels 2 to 29 | 4 |
| 11 | $1,624 psf | 1,442 sq ft | Levels 8 to 33 | 5 |
| 12 | $2,048 psf | 1,480 sq ft | Levels 2 to 24 | 4 |
| 13 | $2,011 psf | 581 sq ft | Levels 13 to 31 | 4 |
| 14 | $1,962 psf | 958 sq ft | Levels 4 to 34 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Soleil @ Sinaran Notes
How these numbers are worked out
- Grade A places Soleil @ Sinaran 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: $2,294 psf at Soleil @ Sinaran against $2,048 psf across District 11, 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 $2,148 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 (1 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 7 resale caveats at Soleil @ Sinaran ranged from $1,697 psf to $2,368 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2011, 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 Novena MRT (NS20), 190 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Soleil @ Sinaran for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.