RPS · Resale Project Scorecard
The Azure — Grade D
RPS score 3.11/10 · D04 · Harbourfront, Telok Blangah · 116 units · scored across 7 weighted factors — methodology published.
99YR · CPL VIEW PTE LTD · TOP 2008
Weak project — significant gaps in multiple factors. Key weaknesses: schools, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 1/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +0.03% — bottom 11% within its 2008-era cohort. Weak capital appreciation, even when judged against vintage peers.
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
116 units — boutique development. Lower transaction frequency and limited shared facilities.
2.38km from Prince Edward Road Mrt Stn (CC32) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.38% — above-average income return.
99YR tenure — about 78 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 1.72km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The verdict· Scores updated September 2026
The Azure scores 3.11 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2351st of 2,357 resale condos scored in Singapore and 19th of 24 in District 4 (Harbourfront, Telok Blangah). Its strongest factors are Tenure (7/10) and Project Size (5/10); its weakest is MRT Proximity (1/10). Weak project — significant gaps in multiple factors. Key weaknesses: schools, MRT access.
See all 24 scored condos in District 4 (Harbourfront, Telok Blangah) →
RPS · Resale Project Scorecard
Recent resale transactions at The Azure
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,710 psf, median price $2.89M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,753 psf | $3.00M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,666 psf | $2.78M |
| 12-month total | 2 | $1,710 psf | $2.89M |
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 Azure: frequently asked questions
Answers generated from the scorecard data — RPS rank 2351st of 2,357, scores updated September 2026.
- Is The Azure a good buy in 2026?
- The Azure scores 3.11/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2351st of 2,357 Singapore resale condos and 19th of 24 in District 4 (Harbourfront, Telok Blangah). Weak project — significant gaps in multiple factors. Key weaknesses: schools, 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 Azure?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Azure, at a median of $1,710 psf and a median price of $2.89M (range $1,666 psf to $1,753 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 Azure from the nearest MRT station?
- The Azure is about 2.4km from Prince Edward Road MRT (CC32), scoring 1/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Azure compare with The Coast @ Sentosa Cove?
- The Coast @ Sentosa Cove is the project scored next to The Azure on the District 4 ranking: 3.20 (Grade D) against The Azure's 3.11 (Grade D). The Azure scores higher on Project's Historical Performance (2 vs 1) and Rental Yield (5 vs 4); The Coast @ Sentosa Cove scores higher on Project Size (5 vs 8).
- What is the tenure of The Azure, and how big is the project?
- The Azure is 99-year leasehold, completed in 2008, has 116 units, developed by CPL VIEW PTE LTD. 99YR tenure — about 78 years remaining; some long-term decay exposure but not imminent. 116 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Azure in Harbourfront, Telok Blangah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on The Azure — PSF trends, rival comparison, and our verdict — in your inbox.