RPS · Resale Project Scorecard
The Essence — Grade C
RPS score 4.94/10 · D26 · Mandai, Upper Thomson · 84 units · scored across 7 weighted factors — methodology published.
99YR · TEE Land · TOP 2023
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +2.27% — near-median performance within its 2023-era cohort (61th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
84 units — very small project; niche product with thin resale market.
0.66km from Springleaf Mrt Stn (TE4) — short walk to MRT, good transport convenience.
Rental yield of 3.75% — strong income return.
99YR tenure — about 91 years remaining — no near-term decay concern.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The verdict· Scores updated September 2026
The Essence scores 4.94 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1964th of 2,357 resale condos scored in Singapore and 10th of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are Tenure (9/10) and Project's Historical Performance (7/10); its weakest is Future Transformation (0/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, future transformation.
See all 14 scored condos in District 26 (Mandai, Upper Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at The Essence
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,477 psf, median price $1.08M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,264 psf | $1.26M |
| Apr–Jun 2026 | 4 | $1,520 psf | $991,944 |
| Jul–Sep 2026 | 1 | $1,544 psf | $1.08M |
| 12-month total | 7 | $1,477 psf | $1.08M |
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 Essence: frequently asked questions
Answers generated from the scorecard data — RPS rank 1964th of 2,357, scores updated September 2026.
- Is The Essence a good buy in 2026?
- The Essence scores 4.94/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1964th of 2,357 Singapore resale condos and 10th of 14 in District 26 (Mandai, Upper Thomson). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, 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 Essence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at The Essence, at a median of $1,477 psf and a median price of $1.08M (range $1,249 psf to $1,579 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 Essence from the nearest MRT station?
- The Essence is about 660m from Springleaf MRT (TE4), 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 Essence compare with The Brooks I & The Brooks II?
- The Brooks I & The Brooks II is the project scored next to The Essence on the District 26 ranking: 5.12 (Grade C) against The Essence's 4.94 (Grade C). The Essence scores higher on Rental Yield (7 vs 6); The Brooks I & The Brooks II scores higher on Future Transformation (0 vs 3) and Tenure (9 vs 10).
- What is the tenure of The Essence, and how big is the project?
- The Essence is 99-year leasehold, completed in 2023, has 84 units, developed by TEE Land. 99YR tenure — about 91 years remaining — no near-term decay concern. 84 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 Essence in Mandai, Upper Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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