RPS · Resale Project Scorecard
The Alps Residences — Grade S
RPS score 8.24/10 · D18 · Pasir Ris, Tampines · 626 units · scored across 7 weighted factors — methodology published.
99YR · MCC Land · TOP 2019
Top-tier project across nearly every dimension. Standout strengths: project size, schools. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +4.39% — top-quartile performance within its 2019-era cohort (81th percentile).
2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.64km). Exceptional school catchment — strong appeal for families with young children.
626 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.46km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.68% — exceptional income return.
99YR tenure — about 88 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: POI Ching School, ST. Hilda's Primary School.
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The verdict· Scores updated September 2026
The Alps Residences scores 8.24 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 58th of 2,357 resale condos scored in Singapore and 4th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and Project's Historical Performance (9/10); its weakest is MRT Proximity (4/10). Top-tier project across nearly every dimension. Standout strengths: project size, schools. Key weaknesses: MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at The Alps Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 41 resale transactions, median $1,512 psf, median price $1.05M. Median PSF is down 0.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,520 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 12 | $1,514 psf | $1.06M |
| Jan–Mar 2026 | 10 | $1,498 psf | $1.06M |
| Apr–Jun 2026 | 11 | $1,506 psf | $998,000 |
| Jul–Sep 2026 | 8 | $1,523 psf | $1.08M |
| 12-month total | 41 | $1,512 psf | $1.05M |
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.
The Alps Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 58th of 2,357, scores updated September 2026.
- Is The Alps Residences a good buy in 2026?
- The Alps Residences scores 8.24/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 58th of 2,357 Singapore resale condos and 4th of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: project size, schools. Key weaknesses: MRT access. 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 The Alps Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 41 resale transactions at The Alps Residences, at a median of $1,512 psf and a median price of $1.05M (range $1,398 psf to $1,702 psf). The median PSF is down 0.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,520 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Alps Residences from the nearest MRT station?
- The Alps Residences is about 1.5km from Tampines West MRT (DT31), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Alps Residences compare with Arc @ Tampines?
- Arc @ Tampines is the project scored next to The Alps Residences on the District 18 ranking: 8.28 (Grade S) against The Alps Residences's 8.24 (Grade S). The Alps Residences scores higher on Rental Yield (9 vs 7); Arc @ Tampines scores higher on Project's Historical Performance (9 vs 10).
- Which primary schools are within 1km of The Alps Residences?
- 2 primary schools are within 1km of The Alps Residences: POI Ching School, ST. Hilda's Primary School. 2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.64km). Exceptional school catchment — strong appeal for families with young children. The Alps Residences 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 The Alps Residences, and how big is the project?
- The Alps Residences is 99-year leasehold, completed in 2019, has 626 units, developed by MCC Land. 99YR tenure — about 88 years remaining — no near-term decay concern. 626 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%.
Ranked in: These Are Our Top 5 Condos in Tampines, Ranked by the Data
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