RPS · Resale Project Scorecard
TENET — Grade A
RPS score 6.84/10 · D18 · Pasir Ris, Tampines · 618 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2025
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).
4 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children.
618 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.88km from Pasir Ris Mrt Stn (EW1) — moderate MRT proximity; walkable but not doorstep.
District rental yield 3.05% used as proxy (project-level rental data unavailable) — below-average yield for the area.
99YR tenure — about 94 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.90km, far enough that the impact on this project is modest.
Primary schools within 1km: Angsana Primary School, Elias PARK Primary School, PARK VIEW Primary School, Tampines North Primary School.
The verdict· Scores updated September 2026
TENET scores 6.84 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 441st of 2,357 resale condos scored in Singapore and 23rd of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Rental Yield (3/10). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, total returns.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at TENET
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,787 psf, median price $1.75M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,787 psf | $1.75M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,787 psf | $1.75M |
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.
TENET: frequently asked questions
Answers generated from the scorecard data — RPS rank 441st of 2,357, scores updated September 2026.
- Is TENET a good buy in 2026?
- TENET scores 6.84/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 441st of 2,357 Singapore resale condos and 23rd of 44 in District 18 (Pasir Ris, Tampines). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, total returns. 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 TENET?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at TENET, at a median of $1,787 psf and a median price of $1.75M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is TENET from the nearest MRT station?
- TENET is about 880m from Pasir Ris MRT (EW1), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does TENET compare with Parc Central Residences?
- Parc Central Residences is the project scored next to TENET on the District 18 ranking: 6.84 (Grade A) against TENET's 6.84 (Grade A). TENET scores higher on MRT Proximity (6 vs 4) and Project's Historical Performance (4 vs 3); Parc Central Residences scores higher on Rental Yield (3 vs 9) and Future Transformation (4 vs 6).
- Which primary schools are within 1km of TENET?
- 4 primary schools are within 1km of TENET: Angsana Primary School, Elias PARK Primary School, PARK VIEW Primary School, Tampines North Primary School. 4 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children. TENET scores 10/10 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 TENET, and how big is the project?
- TENET is 99-year leasehold, completed in 2025, has 618 units, developed by MCL Land. 99YR tenure — about 94 years remaining — no near-term decay concern. 618 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of TENET in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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