RPS · Resale Project Scorecard
Southaven II — Grade S
RPS score 7.81/10 · D21 · Clementi Park, Upper Bukit Timah · 293 units · scored across 7 weighted factors — methodology published.
999YR · Far East Organization · TOP 1999
Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.20% — top-quartile performance within its 1999-era cohort (82th percentile).
1 primary school within 1km (PEI HWA PRESBYTERIAN PRIMARY SCHOOL, 0.94km away). Adequate but narrow school optionality.
293 units — good project size supporting active resale market and adequate facilities.
0.60km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.
Rental yield of 2.46% — weak income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.71km, far enough that the impact on this project is modest.
Primary schools within 1km: PEI HWA Presbyterian Primary School.
The verdict· Scores updated September 2026
Southaven II scores 7.81 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 115th of 2,357 resale condos scored in Singapore and 4th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Rental Yield (2/10). Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Southaven II
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $1,705 psf, median price $2.52M. Median PSF is up 4.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,630 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,676 psf | $2.30M |
| Jan–Mar 2026 | 1 | $1,675 psf | $2.20M |
| Apr–Jun 2026 | 1 | $1,800 psf | $2.77M |
| Jul–Sep 2026 | 2 | $1,732 psf | $2.67M |
| 12-month total | 8 | $1,705 psf | $2.52M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Southaven II: frequently asked questions
Answers generated from the scorecard data — RPS rank 115th of 2,357, scores updated September 2026.
- Is Southaven II a good buy in 2026?
- Southaven II scores 7.81/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 115th of 2,357 Singapore resale condos and 4th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Southaven II?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Southaven II, at a median of $1,705 psf and a median price of $2.52M (range $1,548 psf to $1,800 psf). The median PSF is up 4.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,630 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Southaven II from the nearest MRT station?
- Southaven II is about 600m from Beauty World MRT (DT5), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Southaven II compare with Forett at Bukit Timah?
- Forett at Bukit Timah is the project scored next to Southaven II on the District 21 ranking: 7.91 (Grade S) against Southaven II's 7.81 (Grade S). Southaven II scores higher on MRT Proximity (8 vs 6) and Project's Historical Performance (9 vs 8); Forett at Bukit Timah scores higher on Rental Yield (2 vs 5) and Project Size (8 vs 10).
- Which primary schools are within 1km of Southaven II?
- One primary school is within 1km of Southaven II: PEI HWA Presbyterian Primary School. 1 primary school within 1km (PEI HWA PRESBYTERIAN PRIMARY SCHOOL, 0.94km away). Adequate but narrow school optionality. Southaven II scores 9/10 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 Southaven II, and how big is the project?
- Southaven II is 999-year leasehold, completed in 1999, has 293 units, developed by Far East Organization. 999-year tenure — effectively freehold from a valuation standpoint. 293 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Bukit Timah & Beauty World
Scored either side of Southaven II in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Forett at Bukit TimahS7.91
- The NexusS7.76
- Maple WoodsS7.98
- VerdaleS7.72
- Daintree ResidenceS8.21
- The BlossomvaleS7.70
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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