RPS · Resale Project Scorecard
Suites @ Bukit Timah — Grade B
RPS score 5.90/10 · D21 · Clementi Park, Upper Bukit Timah · 71 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE REALTY PTE LTD · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of -0.17% — bottom 17% within its 2014-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 0.39km). Exceptional school catchment — strong appeal for families with young children.
71 units — very small project; niche product with thin resale market.
250m from Beauty World Mrt Stn (DT5) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.73% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.27km, far enough that the impact on this project is modest.
Primary schools within 1km: PEI HWA Presbyterian Primary School, Bukit Timah Primary School.
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The verdict· Scores updated September 2026
Suites @ Bukit Timah scores 5.90 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1180th of 2,357 resale condos scored in Singapore and 51st of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, capital appreciation.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Suites @ Bukit Timah
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,880 psf, median price $718,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,880 psf | $688,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,906 psf | $718,000 |
| Jul–Sep 2026 | 1 | $1,684 psf | $870,000 |
| 12-month total | 3 | $1,880 psf | $718,000 |
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.
Suites @ Bukit Timah: frequently asked questions
Answers generated from the scorecard data — RPS rank 1180th of 2,357, scores updated September 2026.
- Is Suites @ Bukit Timah a good buy in 2026?
- Suites @ Bukit Timah scores 5.90/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1180th of 2,357 Singapore resale condos and 51st of 74 in District 21 (Clementi Park, Upper Bukit Timah). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, 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 Suites @ Bukit Timah?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Suites @ Bukit Timah, at a median of $1,880 psf and a median price of $718,000 (range $1,684 psf to $1,906 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Suites @ Bukit Timah from the nearest MRT station?
- Suites @ Bukit Timah is about 250m from Beauty World MRT (DT5), 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 Suites @ Bukit Timah compare with 1 King Albert Park?
- 1 King Albert Park is the project scored next to Suites @ Bukit Timah on the District 21 ranking: 5.96 (Grade B) against Suites @ Bukit Timah's 5.90 (Grade B). Suites @ Bukit Timah scores higher on Rental Yield (7 vs 2); 1 King Albert Park scores higher on Project Size (3 vs 5) and Project's Historical Performance (2 vs 3).
- Which primary schools are within 1km of Suites @ Bukit Timah?
- 2 primary schools are within 1km of Suites @ Bukit Timah: PEI HWA Presbyterian Primary School, Bukit Timah Primary School. 2 primary schools within 1km (nearest: PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 0.39km). Exceptional school catchment — strong appeal for families with young children. Suites @ Bukit Timah 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 Suites @ Bukit Timah, and how big is the project?
- Suites @ Bukit Timah is freehold, completed in 2014, has 71 units, developed by FRAGRANCE REALTY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 71 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Suites @ Bukit Timah 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.
- 1 King Albert ParkB5.96
- Parc PalaisB5.85
- JK BuildingB6.04
- Suites De LaurelB5.82
- Pine GroveB6.05
- Clementi ParkB5.81
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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