Resale Project Scorecard
Sycamore Tree
D15 · East Coast, Marine Parade · freehold · completed 2022 · 96 units
Grade A, 6.95 out of 10, the 56th highest score among 434 resale condos in District 15.
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
- 7
- To Marine Parade MRT
- 530 m
Artist's impression: Astoria Development Pte Ltd, Sycamore Tree brochure
Sycamore Tree Score
- A
- Grade
- Score out of 10
- 6.95
- Highest score among 434 resale condos in District 15
- 56th
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +2.18% — near-median performance within its 2022-era cohort (55th percentile).
The district median is 6.5/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Tanjong Katong Primary School at 0.33km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Tanjong Katong Primary School
- Haig Girls' School
- CHIJ (Katong) Primary
- Tao Nan School
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%3/10
96 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
530 m from Marine Parade MRT (TE26) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%9/10
Rental yield of 4.86% — exceptional income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.46km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Sycamore Tree scores 6.95
Sycamore Tree scores 6.95 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 429th of 2,350 resale condos scored in Singapore and 56th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10).
| Factor | This condoSycamore Tree | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6.5/10 | −0.12 | 32% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 53% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 35% of district |
| Rental Yield10% | 9/10 | 4/10 | +0.50 | 99% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 1/10 | 1/10 | ±0.00 | 29% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Sycamore Tree and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Sycamore Tree Prices
By unit type at Sycamore Tree
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom414 sq ft | 414 sq ft | $705,000 to $855,000 | $1,812 psf | 4 |
| 2-bedroom710 sq ft | 710 sq ft | $1.28M | $1,802 psf | 2 |
Past transactions at Sycamore Tree
24 resales, Nov 2021 to Oct 2026 · median $1,851 psf · $650,000 to $1,432,500 · 23 of the 23 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Sep 2026 | 2 Fowlie Road | 2 | #02-23231BR | 1BR | 474 | $1,805 | $855,000 | Resale |
| 11 Sep 2026 | 2 Fowlie Road | 5 | #05-15152BR | 2BR | 710 | $1,830 | $1,300,000 | Resale |
| 29 Jul 2026 | 2 Fowlie Road | 5 | #05-10102BR | 2BR | 710 | $1,774 | $1,260,000 | Resale |
| 29 Jan 2026 | 2 Fowlie Road | 2 | #02-16161BR | 1BR | 441 | $1,786 | $788,000 | Resale |
| 6 Jan 2026 | 2 Fowlie Road | 5 | #05-24243BR | 3BR | 818 | $1,751 | $1,432,500 | Resale |
| 22 Dec 2025 | 2 Fowlie Road | 4 | #04-19191BR | 1BR | 388 | $1,930 | $748,000 | Resale |
| 3 Nov 2025 | 2 Fowlie Road | 2 | #02-11111BR | 1BR | 388 | $1,819 | $705,000 | Resale |
| 14 Aug 2025 | 2 Fowlie Road | 3 | #03-09091BR | 1BR | 420 | $1,908 | $800,800 | Resale |
| 8 Aug 2025 | 2 Fowlie Road | 4 | #04-15151BR | 1BR | 388 | $1,984 | $768,888 | Resale |
| 4 Jul 2025 | 2 Fowlie Road | 4 | #04-20201BR | 1BR | 409 | $1,939 | $793,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,480 psf |
| Feb–Apr 2022 | — | — | $1,516 psf |
| May–Jul 2022 | — | — | $1,588 psf |
| Aug–Oct 2022 | — | — | $1,554 psf |
| Nov 2022 – Jan 2023 | — | — | $1,558 psf |
| Feb–Apr 2023 | 1 | — | $1,677 psf |
| May–Jul 2023 | 1 | — | $1,646 psf |
| Aug–Oct 2023 | — | — | $1,750 psf |
| Nov 2023 – Jan 2024 | — | — | $1,632 psf |
| Feb–Apr 2024 | 2 | $1,806 psf | $1,717 psf |
| May–Jul 2024 | 2 | $1,734 psf | $1,742 psf |
| Aug–Oct 2024 | 5 | $1,897 psf | $1,829 psf |
| Nov 2024 – Jan 2025 | — | — | $1,753 psf |
| Feb–Apr 2025 | 2 | $1,960 psf | $1,827 psf |
| May–Jul 2025 | 2 | $1,923 psf | $1,767 psf |
| Aug–Oct 2025 | 2 | $1,946 psf | $1,868 psf |
| Nov 2025 – Jan 2026 | 4 | $1,803 psf | $1,826 psf |
| Feb–Apr 2026 | — | — | $1,840 psf |
| May–Jul 2026 | 1 | — | $1,872 psf |
| Aug–Oct 2026 | 2 | $1,818 psf | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +2.1% a year, ranked 41 of 53 in D15 and 535 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Sycamore Tree Rent
- Median rent a month
- $3,000 to $4,200
- Gross yield
- 3.8% to 4.7%
- Rental contracts
- 62
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $2,810 to $3,000 | 4.7% | 50 |
| 2-bedroom | $4,000 | $4,000 to $4,000 | 3.8% | 5 |
| 3-bedroom | $4,200 | $4,130 to $4,250 | — | 7 |
Rental contracts at Sycamore Tree
62 contracts, Sep 2025 to Aug 2026 · median $3,000 a month · $2,500 to $4,450
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,600 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,700 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 3BR | 800 to 900 sq ft | $4,100 |
| Aug 2026 | 3BR | 800 to 900 sq ft | $4,300 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Sycamore Tree By stack
- Highest, stack 15
- $1,907 psf
- Lowest, stack 24
- $1,635 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $1,705 psf | 484 sq ft | Levels 2 to 3 | 2 |
| 06 | $1,734 psf | 538 sq ft | Levels 3 to 5 | 2 |
| 15 | $1,907 psf | 549 sq ft | Levels 4 to 5 | 2 |
| 16 | $1,887 psf | 344 sq ft | Levels 2 to 4 | 3 |
| 23 | $1,800 psf | 474 sq ft | Levels 2 to 3 | 2 |
| 24 | $1,635 psf | 710 sq ft | Levels 2 to 5 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Sycamore Tree Floor plans
61 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom37 plans · 344 to 678 sq ft
2-Bedroom8 plans · 721 to 872 sq ft
3-Bedroom16 plans · 743 to 883 sq ft
Floor plans: Astoria Development Pte Ltd, Sycamore Tree brochure. Developer's plans, subject to amendments; areas are approximate and subject to final survey.
Sycamore Tree Site plan
Every block in 3D, with the sun on each home →
Key plan: Astoria Development Pte Ltd, 3rd and 4th storey. Not drawn to scale.
Sycamore Tree Notes
How these numbers are worked out
- Grade A places Sycamore Tree 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: $1,805 psf at Sycamore Tree against $1,852 psf across District 15, 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 $1,924 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 (11 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 7 resale caveats at Sycamore Tree ranged from $1,751 psf to $1,930 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2022, 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 Marine Parade MRT (TE26), 530 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 primary schools 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 Sycamore Tree for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.