Resale Project Scorecard
The Esparis
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2005 · 274 units
Grade B, 6.07 out of 10, the 39th highest score among 43 resale condos in District 18.
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 →
- Lease left, about
- 75 yrs
- Resales, 12 months to Oct 2026
- 11
- To Pasir Ris MRT
- 1.2 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Esparis Score
- B
- Grade
- Score out of 10
- 6.07
- Highest score among 43 resale condos in District 18
- 39th
Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +3.35% — below-median performance vs same-vintage peers (37th percentile of 2005-era cohort).
The district median is 7/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: White Sands Primary School at 0.31km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- White Sands Primary School
- Casuarina Primary School
- Pasir Ris Primary School
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%8/10
274 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%4/10
1.2 km from Pasir Ris MRT (EW1 / CR5) — weaker MRT access, likely requires bus or car for most trips.
The district median is 6/10.
Rental Yield10%7/10
Rental yield of 3.70% — strong income return.
The district median is 6/10.
Tenure10%7/10
99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%4/10
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.
The district median is 5/10.
Scores updated October 2026. On the map →
Why The Esparis scores 6.07
The Esparis scores 6.07 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1144th of 2,350 resale condos scored in Singapore and 39th of 43 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).
| Factor | This condoThe Esparis | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 17% of district |
| Primary School Effect20% | 8/10 | 8/10 | ±0.00 | 29% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 5% of district |
| MRT Proximity13% | 4/10 | 6/10 | −0.26 | 2% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 60% of district |
| Tenure10% | 7/10 | 8/10 | −0.10 | 14% of district |
| Future Transformation6% | 4/10 | 5/10 | −0.06 | 29% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Esparis and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Esparis Prices
By unit type at The Esparis
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,222 sq ft | 1,222 sq ft | $1.30M to $1.46M | $1,128 psf | 10 |
Past transactions at The Esparis
11 resales, Nov 2025 to Oct 2026 · median $1,129 psf · $1,260,000 to $1,458,000 · all 11 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 9A Pasir Ris Drive 4 | 3 | #03-21213BR · Blk 9A | 3BR | 1,292 | $1,107 | $1,430,000 | Resale |
| 16 Jul 2026 | 9 Pasir Ris Drive 4 | 5 | #05-12123BR · Blk 9 | 3BR | 1,184 | $1,153 | $1,365,000 | Resale |
| 1 Jul 2026 | 7A Pasir Ris Drive 4 | 6 | #06-07073BR · Blk 7A | 3BR | 1,173 | $1,138 | $1,335,000 | Resale |
| 25 Jun 2026 | 7 Pasir Ris Drive 4 | 10 | #10-02023BR · Blk 7 | 3BR | 1,173 | $1,236 | $1,450,000 | Resale |
| 10 Jun 2026 | 9B Pasir Ris Drive 4 | 1 | #01-24243BR · Blk 9B | 3BR | 1,270 | $1,023 | $1,300,000 | Resale |
| 23 Mar 2026 | 7 Pasir Ris Drive 4 | 6 | #06-05053BR · Blk 7 | 3BR | 1,292 | $1,129 | $1,458,000 | Resale |
| 16 Mar 2026 | 7 Pasir Ris Drive 4 | 7 | #07-02023BR · Blk 7 | 3BR | 1,173 | $1,193 | $1,400,000 | Resale |
| 20 Feb 2026 | 7A Pasir Ris Drive 4 | 1 | #01-06063BR · Blk 7A | 3BR | 1,259 | $1,102 | $1,388,000 | Resale |
| 4 Feb 2026 | 9A Pasir Ris Drive 4 | 3 | #03-17173BR · Blk 9A | 3BR | 1,184 | $1,127 | $1,335,000 | Resale |
| 3 Feb 2026 | 9B Pasir Ris Drive 4 | 2 | #02-27272BR · Blk 9B | 2BR | 1,076 | $1,171 | $1,260,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | — | — | $1,455 psf |
| Dec 2025 | — | — | $1,496 psf |
| Jan 2026 | 1 | — | $1,458 psf |
| Feb 2026 | 3 | $1,127 psf | $1,420 psf |
| Mar 2026 | 2 | $1,161 psf | $1,467 psf |
| Apr 2026 | — | — | $1,519 psf |
| May 2026 | — | — | $1,466 psf |
| Jun 2026 | 2 | $1,130 psf | $1,495 psf |
| Jul 2026 | 2 | $1,146 psf | $1,457 psf |
| Aug 2026 | — | — | $1,482 psf |
| Sep 2026 | 1 | — | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.9% a year, ranked 17 of 41 in D18 and 242 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Esparis Rent
- Median rent a month
- $4,350 to $5,000
- Gross yield
- 3.8%
- Rental contracts
- 21
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,350 | $4,000 to $4,490 | 3.8% | 18 |
| 4-bedroom | $5,000 | — | — | 3 |
Rental contracts at The Esparis
22 contracts, Sep 2025 to Aug 2026 · median $4,400 a month · $1,700 to $5,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jun 2026 | 3BR | 1,600 to 1,700 sq ft | $1,700 |
| May 2026 | 3BR | 1,100 to 1,200 sq ft | $3,900 |
| May 2026 | 3BR | 1,100 to 1,200 sq ft | $4,450 |
| May 2026 | 3BR | 1,300 to 1,400 sq ft | $4,700 |
| Apr 2026 | 3BR | 1,300 to 1,400 sq ft | $4,200 |
| Apr 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Apr 2026 | 3BR | 1,200 to 1,300 sq ft | $4,800 |
| Mar 2026 | 3BR | 1,300 to 1,400 sq ft | $4,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Esparis By stack
- Highest, stack 02
- $1,184 psf
- Lowest, stack 15
- $960 psf
- Stacks with 2+ resales
- 11
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $982 psf | 1,324 sq ft | Levels 3 to 7 | 3 |
| 02 | $1,184 psf | 1,173 sq ft | Levels 1 to 10 | 4 |
| 06 | $1,104 psf | 1,173 sq ft | Levels 1 to 5 | 3 |
| 08 | $1,095 psf | 1,324 sq ft | Levels 4 to 10 | 3 |
| 09 | $970 psf | 2,422 sq ft | Levels 9 to 10 | 3 |
| 12 | $1,126 psf | 1,184 sq ft | Levels 4 to 5 | 2 |
| 15 | $960 psf | 1,292 sq ft | Levels 4 to 8 | 2 |
| 17 | $1,113 psf | 1,184 sq ft | Levels 3 to 4 | 2 |
Show the other 3 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 18 | $1,106 psf | 1,184 sq ft | Levels 1 to 9 | 5 |
| 21 | $1,111 psf | 1,292 sq ft | Levels 3 to 9 | 2 |
| 24 | $973 psf | 1,227 sq ft | Levels 1 to 9 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Esparis Notes
How these numbers are worked out
- Grade B places The Esparis 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: $1,129 psf at The Esparis against $1,474 psf across District 18, 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; the year before is Nov 2024 – Oct 2025, median $1,101 psf). 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. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (10 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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. In the 12 months to October 2026, the 11 resale caveats at The Esparis ranged from $1,023 psf to $1,236 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2005, 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 Pasir Ris MRT (EW1 / CR5), 1.2 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Esparis for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.