Resale Project Scorecard
Sylvan Lodge
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 2006 · 8 units
Grade D, 4.45 out of 10, the 258th highest score among 307 resale condos in District 10.
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
- To Holland Village MRT
- 260 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Sylvan Lodge Score
- D
- Grade
- Score out of 10
- 4.45
- Highest score among 307 resale condos in District 10
- 258th
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools.
Project's Historical Performance25%3/10
Avg Ann. of +1.81% — below-median performance vs same-vintage peers (27th percentile of 2006-era cohort).
The district median is 4/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 7/10.
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
8 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
260 m from Holland Village MRT (CC21) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.36% — above-average income return.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 3.01km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Sylvan Lodge scores 4.45
Sylvan Lodge scores 4.45 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2197th of 2,350 resale condos scored in Singapore and 258th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (2/10).
| Factor | This condoSylvan Lodge | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 4/10 | −0.25 | 17% of district |
| Primary School Effect20% | 2/10 | 7/10 | −1.00 | 9% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 60% of district |
| Rental Yield10% | 5/10 | 2/10 | +0.30 | 87% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Sylvan Lodge and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Sylvan Lodge Notes
How these numbers are worked out
- Grade D places Sylvan Lodge 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.
- MRT distance is a straight line on the map; the walking route is longer.
- 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.
- Sylvan Lodge has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (3/10) rests on the 10-year record.
- Historical Performance is a percentile among projects of similar vintage (completed around 2006, 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 Holland Village MRT (CC21), 260 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026. Nothing on this page is a valuation or advice on a specific unit.