RPS · Resale Project Scorecard
Starlight Suites — Grade B
RPS score 5.45/10 · D09 · Orchard, River Valley · 105 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.23% — bottom 13% within its 2014-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.17km away). Adequate but narrow school optionality.
105 units — boutique development. Lower transaction frequency and limited shared facilities.
400m from Great World Mrt Stn (TE15) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.13% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.15km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
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The verdict· Scores updated September 2026
Starlight Suites scores 5.45 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1586th of 2,357 resale condos scored in Singapore and 124th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Starlight Suites
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,976 psf, median price $1.68M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,929 psf | $1.64M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $2,023 psf | $1.72M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,976 psf | $1.68M |
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.
Starlight Suites: frequently asked questions
Answers generated from the scorecard data — RPS rank 1586th of 2,357, scores updated September 2026.
- Is Starlight Suites a good buy in 2026?
- Starlight Suites scores 5.45/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1586th of 2,357 Singapore resale condos and 124th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation. 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 Starlight Suites?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Starlight Suites, at a median of $1,976 psf and a median price of $1.68M (range $1,929 psf to $2,023 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Starlight Suites from the nearest MRT station?
- Starlight Suites is about 400m from Great World MRT (TE15), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Starlight Suites compare with Grange Heights?
- Grange Heights is the project scored next to Starlight Suites on the District 9 ranking: 5.45 (Grade B) against Starlight Suites's 5.45 (Grade B). Starlight Suites scores higher on Rental Yield (4 vs 0) and MRT Proximity (9 vs 8); Grange Heights scores higher on Project's Historical Performance (2 vs 4).
- Which primary schools are within 1km of Starlight Suites?
- One primary school is within 1km of Starlight Suites: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.17km away). Adequate but narrow school optionality. Starlight Suites scores 7/10 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 Starlight Suites, and how big is the project?
- Starlight Suites is freehold, completed in 2014, has 105 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 105 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Starlight Suites in Orchard, River Valley
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