Resale Project Scorecard
Summerhill
D21 · Clementi Park, Upper Bukit Timah · freehold · completed 2002 · 406 units
Grade B, 6.40 out of 10, the 39th highest score among 74 resale condos in District 21.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 6
- To Hillview MRT
- 270 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Summerhill Score
- B
- Grade
- Score out of 10
- 6.40
- Highest score among 74 resale condos in District 21
- 39th
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +4.15% — top-quartile performance within its 2002-era cohort (73rd percentile).
The district median is 7/10.
Primary School Effect20%3/10
1 primary school within 1km (CHIJ Our Lady Queen of Peace, 0.67km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 9/10.
- CHIJ Our Lady Queen of Peace
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
406 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
270 m from Hillview MRT (DT3) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%2/10
Rental yield of 2.49% — weak income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Beauty World integrated transport hub at 2.31km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Summerhill scores 6.40
Summerhill scores 6.40 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 824th of 2,350 resale condos scored in Singapore and 39th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (2/10).
| Factor | This condoSummerhill | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 67% of district |
| Primary School Effect20% | 3/10 | 9/10 | −1.20 | 12% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 59% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 14% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 2/10 | 4/10 | −0.12 | 0% of district |
Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Summerhill and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Summerhill Prices
By unit type at Summerhill
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,195 sq ft | 1,195 sq ft | $2.12M | $1,747 psf | 2 |
| 4-bedroom1,604 sq ft | 1,604 sq ft | $3.05M to $3.12M | $1,908 psf | 3 |
Past transactions at Summerhill
31 resales, Nov 2021 to Oct 2026 · median $1,661 psf · $1,400,000 to $3,800,000 · all 31 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Jul 2026 | 52 Hume Avenue | 7 | #07-17172BR · Blk 52 | 2BR | 947 | $1,774 | $1,680,000 | Resale |
| 14 May 2026 | 50 Hume Avenue | 10 | #10-07073BR · Blk 50 | 3BR | 1,389 | $1,936 | $2,688,000 | Resale |
| 30 Apr 2026 | 52 Hume Avenue | 10 | #10-07073BR · Blk 52 | 3BR | 1,001 | $1,558 | $1,560,000 | Resale |
| 27 Apr 2026 | 52 Hume Avenue | 8 | #08-10104BR · Blk 52 | 4BR | 1,604 | $1,902 | $3,050,000 | Resale |
| 2 Mar 2026 | 50 Hume Avenue | 4 | #04-05054BR · Blk 50 | 4BR | 1,604 | $1,908 | $3,060,000 | Resale |
| 12 Feb 2026 | 54 Hume Avenue | 5 | #05-10104BR · Blk 54 | 4BR | 1,604 | $1,945 | $3,120,000 | Resale |
| 18 Jul 2025 | 50 Hume Avenue | 10 | #10-01013BR · Blk 50 | 3BR | 1,259 | $1,906 | $2,400,000 | Resale |
| 11 Jul 2025 | 50 Hume Avenue | 3 | #03-02023BR · Blk 50 | 3BR | 1,206 | $1,773 | $2,138,000 | Resale |
| 30 Apr 2025 | 50 Hume Avenue | 8 | #08-02023BR · Blk 50 | 3BR | 1,206 | $1,816 | $2,188,888 | Resale |
| 21 Feb 2025 | 52 Hume Avenue | 5 | #05-10104BR · Blk 52 | 4BR | 1,604 | $1,796 | $2,880,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 4 | $1,481 psf | $1,408 psf |
| Feb–Apr 2022 | 3 | $1,544 psf | $1,449 psf |
| May–Jul 2022 | 3 | $1,584 psf | $1,459 psf |
| Aug–Oct 2022 | — | — | $1,524 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,470 psf |
| Feb–Apr 2023 | — | — | $1,611 psf |
| May–Jul 2023 | 2 | $1,476 psf | $1,643 psf |
| Aug–Oct 2023 | — | — | $1,565 psf |
| Nov 2023 – Jan 2024 | 2 | $1,639 psf | $1,848 psf |
| Feb–Apr 2024 | 3 | $1,683 psf | $1,693 psf |
| May–Jul 2024 | 1 | — | $1,740 psf |
| Aug–Oct 2024 | 1 | — | $1,710 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,744 psf |
| Feb–Apr 2025 | 2 | $1,806 psf | $1,708 psf |
| May–Jul 2025 | 2 | $1,840 psf | $1,909 psf |
| Aug–Oct 2025 | — | — | $1,806 psf |
| Nov 2025 – Jan 2026 | — | — | $1,844 psf |
| Feb–Apr 2026 | 4 | $1,905 psf | $1,944 psf |
| May–Jul 2026 | 2 | $1,855 psf | $1,906 psf |
| Aug–Oct 2026 | — | — | $1,911 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.5% a year, ranked 14 of 39 in D21 and 139 of 715 condos. See the most profitable condos in D21 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Summerhill Rent
- Median rent a month
- $3,800 to $5,500
- Gross yield
- 2.2% to 2.6%
- Rental contracts
- 50
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,700 to $4,000 | — | 11 |
| 3-bedroom | $4,650 | $4,380 to $4,900 | 2.6% | 23 |
| 4-bedroom | $5,500 | $5,440 to $5,850 | 2.2% | 16 |
Rental contracts at Summerhill
50 contracts, Sep 2025 to Aug 2026 · median $4,725 a month · $3,500 to $7,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,700 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,700 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,500 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,550 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,100 |
| Aug 2026 | 4BR | 1,600 to 1,700 sq ft | $5,200 |
| Aug 2026 | 4BR | 1,600 to 1,700 sq ft | $5,400 |
| Aug 2026 | 4BR | 1,600 to 1,700 sq ft | $5,400 |
| Aug 2026 | 4BR | 1,600 to 1,700 sq ft | $5,480 |
| Aug 2026 | 4BR | 3,200 to 3,300 sq ft | $7,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Summerhill By stack
- Highest, stack 10
- $1,849 psf
- Lowest, stack 08
- $1,544 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,712 psf | 1,130 sq ft | Level 10 | 2 |
| 02 | $1,689 psf | 1,206 sq ft | Levels 3 to 10 | 5 |
| 05 | $1,812 psf | 1,604 sq ft | Levels 2 to 4 | 2 |
| 06 | $1,551 psf | 1,378 sq ft | Levels 1 to 7 | 2 |
| 07 | $1,635 psf | 1,302 sq ft | Levels 4 to 10 | 5 |
| 08 | $1,544 psf | 1,001 sq ft | Levels 2 to 10 | 3 |
| 10 | $1,849 psf | 1,604 sq ft | Levels 1 to 8 | 4 |
| 11 | $1,627 psf | 1,604 sq ft | Level 6 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Summerhill Notes
How these numbers are worked out
- Grade B places Summerhill 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: $1,905 psf at Summerhill against $1,901 psf across District 21, 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 $1,796 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 (4 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 6 resale caveats at Summerhill ranged from $1,558 psf to $1,945 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2002, 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 Hillview MRT (DT3), 270 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Summerhill for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.