RPS · Resale Project Scorecard
The Esparis — Grade B
RPS score 6.07/10 · D18 · Pasir Ris, Tampines · 274 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2005
Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.35% — below-median performance vs same-vintage peers (37th percentile of 2005-era cohort).
3 primary schools within 1km (nearest: WHITE SANDS PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families.
274 units — good project size supporting active resale market and adequate facilities.
1.26km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.70% — strong income return.
99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Pasir Ris East MRT (CR3, CRL1) at 0.79km, far enough that the impact on this project is modest.
Primary schools within 1km: White Sands Primary School, Casuarina Primary School, Pasir RIS Primary School.
The verdict· Scores updated September 2026
The Esparis scores 6.07 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1027th of 2,357 resale condos scored in Singapore and 34th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (8/10) and Project Size (8/10); its weakest is Future Transformation (4/10). Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at The Esparis
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,134 psf, median price $1.35M. Median PSF is up 2.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,104 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 6 | $1,128 psf | $1.36M |
| Apr–Jun 2026 | 2 | $1,130 psf | $1.38M |
| Jul–Sep 2026 | 2 | $1,146 psf | $1.35M |
| 12-month total | 10 | $1,134 psf | $1.35M |
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 Esparis: frequently asked questions
Answers generated from the scorecard data — RPS rank 1027th of 2,357, scores updated September 2026.
- Is The Esparis a good buy in 2026?
- The Esparis scores 6.07/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1027th of 2,357 Singapore resale condos and 34th of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, 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 Esparis?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at The Esparis, at a median of $1,134 psf and a median price of $1.35M (range $1,023 psf to $1,236 psf). The median PSF is up 2.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,104 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 Esparis from the nearest MRT station?
- The Esparis is about 1.3km from Pasir Ris MRT (EW1), 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 Esparis compare with Savannah Condopark?
- Savannah Condopark is the project scored next to The Esparis on the District 18 ranking: 6.07 (Grade B) against The Esparis's 6.07 (Grade B). The Esparis scores higher on Future Transformation (4 vs 2) and Project's Historical Performance (4 vs 3); Savannah Condopark scores higher on Project Size (8 vs 10) and MRT Proximity (4 vs 6).
- Which primary schools are within 1km of The Esparis?
- 3 primary schools are within 1km of The Esparis: White Sands Primary School, Casuarina Primary School, Pasir RIS Primary School. 3 primary schools within 1km (nearest: WHITE SANDS PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families. The Esparis scores 8/10 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 Esparis, and how big is the project?
- The Esparis is 99-year leasehold, completed in 2005, has 274 units, developed by MCL Land. 99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent. 274 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Esparis 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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