RPS · Resale Project Scorecard
The Amarelle — Grade B
RPS score 5.82/10 · D15 · East Coast, Marine Parade · 60 units · scored across 7 weighted factors — methodology published.
FH · ECCO PROPERTIES PTE LTD · TOP 2009
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +1.98% — below-median performance vs same-vintage peers (38th percentile of 2009-era cohort).
1 primary school within 1km (KONG HWA SCHOOL, 0.49km away). Adequate but narrow school optionality.
60 units — very small project; niche product with thin resale market.
0.43km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.
Rental yield of 3.05% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
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.
Primary schools within 1km: KONG HWA School.
The verdict· Scores updated September 2026
The Amarelle scores 5.82 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1252nd of 2,357 resale condos scored in Singapore and 249th of 436 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). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at The Amarelle
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,597 psf, median price $980,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,597 psf | $980,000 |
| 12-month total | 1 | $1,597 psf | $980,000 |
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 Amarelle: frequently asked questions
Answers generated from the scorecard data — RPS rank 1252nd of 2,357, scores updated September 2026.
- Is The Amarelle a good buy in 2026?
- The Amarelle scores 5.82/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1252nd of 2,357 Singapore resale condos and 249th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation. 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 Amarelle?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at The Amarelle, at a median of $1,597 psf and a median price of $980,000. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Amarelle from the nearest MRT station?
- The Amarelle is about 430m from Paya Lebar MRT (CC9), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Amarelle compare with Spring @ Langsat?
- Spring @ Langsat is the project scored next to The Amarelle on the District 15 ranking: 5.82 (Grade B) against The Amarelle's 5.82 (Grade B). The Amarelle scores higher on Primary School Effect (9 vs 3) and MRT Proximity (8 vs 7); Spring @ Langsat scores higher on Project's Historical Performance (4 vs 8) and Rental Yield (4 vs 7).
- Which primary schools are within 1km of The Amarelle?
- One primary school is within 1km of The Amarelle: KONG HWA School. 1 primary school within 1km (KONG HWA SCHOOL, 0.49km away). Adequate but narrow school optionality. The Amarelle 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 Amarelle, and how big is the project?
- The Amarelle is freehold, completed in 2009, has 60 units, developed by ECCO PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 60 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Amarelle in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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