RPS · Resale Project Scorecard
The Espira — Grade B
RPS score 6.03/10 · D15 · East Coast, Marine Parade · 40 units · scored across 7 weighted factors — methodology published.
FH · WORLD CLASS LAND PTE LTD · TOP 2009
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.61% — near-median performance within its 2009-era cohort (49th percentile).
4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.73km). Exceptional school catchment — strong appeal for families with young children.
40 units — very small project; niche product with thin resale market.
0.61km from Marine Terrace Mrt Stn (TE27) — short walk to MRT, good transport convenience.
Rental yield of 2.80% — 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 3.08km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: CHIJ (Katong) Primary, ST. Stephen's School, NGEE ANN Primary School, TAO NAN School.
The verdict· Scores updated September 2026
The Espira scores 6.03 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1066th of 2,357 resale condos scored in Singapore and 208th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. 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 Espira
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,447 psf, median price $1.93M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,139 psf | $2.01M |
| Apr–Jun 2026 | 1 | $1,754 psf | $1.85M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,447 psf | $1.93M |
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 Espira: frequently asked questions
Answers generated from the scorecard data — RPS rank 1066th of 2,357, scores updated September 2026.
- Is The Espira a good buy in 2026?
- The Espira scores 6.03/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1066th of 2,357 Singapore resale condos and 208th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. 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 Espira?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Espira, at a median of $1,447 psf and a median price of $1.93M (range $1,139 psf to $1,754 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 Espira from the nearest MRT station?
- The Espira is about 610m from Marine Terrace MRT (TE27), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Espira compare with Joo Chiat Apartments?
- Joo Chiat Apartments is the project scored next to The Espira on the District 15 ranking: 6.04 (Grade B) against The Espira's 6.03 (Grade B). The Espira scores higher on Future Transformation (2 vs 0); Joo Chiat Apartments scores higher on Rental Yield (3 vs 4).
- Which primary schools are within 1km of The Espira?
- 4 primary schools are within 1km of The Espira: CHIJ (Katong) Primary, ST. Stephen's School, NGEE ANN Primary School, TAO NAN School. 4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.73km). Exceptional school catchment — strong appeal for families with young children. The Espira scores 10/10 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 Espira, and how big is the project?
- The Espira is freehold, completed in 2009, has 40 units, developed by WORLD CLASS LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 40 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 Espira 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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