Resale Project Scorecard
The Amarelle
D15 · East Coast, Marine Parade · freehold · completed 2009 · 60 units
Grade B, 5.95 out of 10, the 259th 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
- 1
- To Paya Lebar MRT
- 360 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Amarelle Score
- B
- Grade
- Score out of 10
- 5.95
- Highest score among 434 resale condos in District 15
- 259th
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +1.98% — below-median performance vs same-vintage peers (38th percentile of 2009-era cohort).
The district median is 6.5/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Kong Hwa School at 0.42km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Kong Hwa School
- Geylang Methodist School (Primary)
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
60 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
360 m from Paya Lebar MRT (EW8 / CC9) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.05% — below-average 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%2/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.02km, 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 →
Why The Amarelle scores 5.95
The Amarelle scores 5.95 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1248th of 2,350 resale condos scored in Singapore and 259th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10).
| Factor | This condoThe Amarelle | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 6.5/10 | −0.62 | 6% of district |
| Primary School Effect20% | 9/10 | 8/10 | +0.20 | 51% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 66% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 43% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 54% 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 The Amarelle 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.
The Amarelle Prices
- Median PSF
- $1,597
- Median price
- $980,000
- Resale
- 1
Past transactions at The Amarelle
11 resales, Nov 2021 to Oct 2026 · median $1,596 psf · $848,000 to $2,500,000 · all 11 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 13 Aug 2026 | 49 Lim Ah Woo Road | 2 | #02-01011BR · Blk 49 | 1BR | 614 | $1,597 | $980,000 | Resale |
| 20 Jun 2025 | 51 Lim Ah Woo Road | 3 | #03-08082BR · Blk 51 | 2BR | 1,001 | $1,748 | $1,750,000 | Resale |
| 8 Nov 2024 | 51 Lim Ah Woo Road | 3 | #03-09092BR · Blk 51 | 2BR | 915 | $1,596 | $1,460,000 | Resale |
| 5 Sep 2024 | 51 Lim Ah Woo Road | 3 | #03-10104BR · Blk 51 | 4BR | 1,442 | $1,733 | $2,500,000 | Resale |
| 21 Nov 2023 | 51 Lim Ah Woo Road | 3 | #03-12121BR · Blk 51 | 1BR | 571 | $1,841 | $1,050,000 | Resale |
| 27 Jul 2023 | 49 Lim Ah Woo Road | 4 | #04-05051BR · Blk 49 | 1BR | 549 | $1,794 | $985,000 | Resale |
| 20 Jun 2023 | 51 Lim Ah Woo Road | 2 | #02-13132BR · Blk 51 | 2BR | 915 | $1,563 | $1,430,000 | Resale |
| 30 Jun 2022 | 49 Lim Ah Woo Road | 3 | #03-02022BR · Blk 49 | 2BR | 915 | $1,515 | $1,386,000 | Resale |
| 17 May 2022 | 49 Lim Ah Woo Road | 2 | #02-04041BR · Blk 49 | 1BR | 571 | $1,486 | $848,000 | Resale |
| 29 Apr 2022 | 49 Lim Ah Woo Road | 2 | #02-07071BR · Blk 49 | 1BR | 560 | $1,533 | $858,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,480 psf |
| Feb–Apr 2022 | 2 | $1,499 psf | $1,516 psf |
| May–Jul 2022 | 2 | $1,501 psf | $1,588 psf |
| Aug–Oct 2022 | — | — | $1,554 psf |
| Nov 2022 – Jan 2023 | — | — | $1,558 psf |
| Feb–Apr 2023 | — | — | $1,677 psf |
| May–Jul 2023 | 2 | $1,679 psf | $1,646 psf |
| Aug–Oct 2023 | — | — | $1,750 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,632 psf |
| Feb–Apr 2024 | — | — | $1,717 psf |
| May–Jul 2024 | — | — | $1,742 psf |
| Aug–Oct 2024 | 1 | — | $1,829 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,753 psf |
| Feb–Apr 2025 | — | — | $1,827 psf |
| May–Jul 2025 | 1 | — | $1,767 psf |
| Aug–Oct 2025 | — | — | $1,868 psf |
| Nov 2025 – Jan 2026 | — | — | $1,826 psf |
| Feb–Apr 2026 | — | — | $1,840 psf |
| May–Jul 2026 | — | — | $1,872 psf |
| Aug–Oct 2026 | 1 | — | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Amarelle Rent
- Median rent a month
- $3,200 to $5,400
- Rental contracts
- 16
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 1-bedroom | $3,200 | $3,200 to $3,600 | 5 |
| 2-bedroom | $4,000 | $3,880 to $4,180 | 8 |
| 3-bedroom | $5,400 | — | 3 |
Rental contracts at The Amarelle
16 contracts, Sep 2025 to Aug 2026 · median $3,950 a month · $3,000 to $5,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| Apr 2026 | 2BR | 1,000 to 1,100 sq ft | $4,500 |
| Mar 2026 | 2BR | 900 to 1,000 sq ft | $4,100 |
| Feb 2026 | 1BR | 900 to 1,000 sq ft | $4,000 |
| Feb 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Feb 2026 | 3BR | 1,400 to 1,500 sq ft | $5,400 |
| Dec 2025 | 2BR | 900 to 1,000 sq ft | $3,900 |
| Dec 2025 | 2BR | 900 to 1,000 sq ft | $4,250 |
| Nov 2025 | 1BR | 500 to 600 sq ft | $3,200 |
| Nov 2025 | 1BR | 500 to 600 sq ft | $3,600 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
The Amarelle Notes
How these numbers are worked out
- Grade B places The Amarelle 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: $1,597 psf at The Amarelle 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). 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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.
- Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2009, 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 Paya Lebar MRT (EW8 / CC9), 360 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 The Amarelle for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.