RPS · Resale Project Scorecard
Starville — Grade B
RPS score 6.00/10 · D14 · Eunos, Geylang, Paya Lebar · 250 units · scored across 7 weighted factors — methodology published.
FH · PENCROFT INVESTMENTS PTE LTD · TOP 2006
Solid, middle-of-the-pack project. Standout strengths: tenure, project size. Key weaknesses: future transformation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.74% — near-median performance within its 2006-era cohort (59th percentile).
1 primary school within 1km (TELOK KURAU PRIMARY SCHOOL, 0.33km away). Adequate but narrow school optionality.
250 units — good project size supporting active resale market and adequate facilities.
0.77km from Kembangan Mrt Stn (EW6) — short walk to MRT, good transport convenience.
Rental yield of 3.40% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.31km, far enough that the impact on this project is modest.
Primary schools within 1km: Telok Kurau Primary School.
The verdict· Scores updated September 2026
Starville scores 6.00 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1092nd of 2,357 resale condos scored in Singapore and 120th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Primary School Effect (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, project size. Key weaknesses: future transformation, schools.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Starville
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $1,404 psf, median price $1.88M. Median PSF is up 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,373 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 7 | $1,410 psf | $1.89M |
| Jul–Sep 2026 | 1 | $1,398 psf | $1.70M |
| 12-month total | 8 | $1,404 psf | $1.88M |
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.
Starville: frequently asked questions
Answers generated from the scorecard data — RPS rank 1092nd of 2,357, scores updated September 2026.
- Is Starville a good buy in 2026?
- Starville scores 6.00/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1092nd of 2,357 Singapore resale condos and 120th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, project size. Key weaknesses: future transformation, schools. 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 Starville?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Starville, at a median of $1,404 psf and a median price of $1.88M (range $1,246 psf to $1,554 psf). The median PSF is up 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,373 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Starville from the nearest MRT station?
- Starville is about 770m from Kembangan MRT (EW6), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Starville compare with Le Crescendo?
- Le Crescendo is the project scored next to Starville on the District 14 ranking: 6.02 (Grade B) against Starville's 6.00 (Grade B). Starville scores higher on Rental Yield (5 vs 4) and Future Transformation (4 vs 3); Le Crescendo scores higher on MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Starville?
- One primary school is within 1km of Starville: Telok Kurau Primary School. 1 primary school within 1km (TELOK KURAU PRIMARY SCHOOL, 0.33km away). Adequate but narrow school optionality. Starville scores 3/10 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 Starville, and how big is the project?
- Starville is freehold, completed in 2006, has 250 units, developed by PENCROFT INVESTMENTS PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 250 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Starville in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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