Resale Project Scorecard
The Greenwich
D28 · Seletar, Yio Chu Kang · 99-year leasehold · completed 2014 · 319 units
Grade C, 5.36 out of 10, the 11th highest score among 17 resale condos in District 28.
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
- 82 yrs
- Resales, 12 months to Oct 2026
- 15
- To Fernvale LRT
- 870 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Greenwich Score
- C
- Grade
- Score out of 10
- 5.36
- Highest score among 17 resale condos in District 28
- 11th
Below-average project with notable weaknesses. Standout strengths: schools, project size. Key weaknesses: future transformation, MRT access.
Project's Historical Performance25%3/10
Avg Ann. of +0.53% — below-median performance vs same-vintage peers (27th percentile of 2014-era cohort).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Fernvale Primary School at 0.45km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Fernvale Primary School
- Sengkang Green 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
319 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%1/10
870 m from Fernvale LRT (SW5), 2.5 km from Buangkok MRT (NE15) — weaker MRT access, likely requires bus or car for most trips.
The district median is 2/10.
Rental Yield10%4/10
Rental yield of 3.13% — below-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 82 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.80km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why The Greenwich scores 5.36
The Greenwich scores 5.36 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1747th of 2,350 resale condos scored in Singapore and 11th of 17 in District 28 (Seletar, Yio Chu Kang). Its strongest factors are Primary School Effect (9/10) and Project Size (8/10); its weakest is MRT Proximity (1/10).
| Factor | This condoThe Greenwich | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 7/10 | −1.00 | 0% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 38% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 31% of district |
| MRT Proximity13% | 1/10 | 2/10 | −0.13 | 0% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 25% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 13% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 17 scored resale projects in District 28 (Seletar, Yio Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Greenwich and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Greenwich Prices
By unit type at The Greenwich
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom603 sq ft | 603 sq ft | $800,000 to $835,000 | $1,344 psf | 5 |
| 2-bedroom883 sq ft | 883 sq ft | $1.13M to $1.24M | $1,348 psf | 5 |
| 3-bedroom1,227 sq ft | 1,227 sq ft | $1.31M to $1.79M | $1,347 psf | 5 |
Past transactions at The Greenwich
15 resales, Nov 2025 to Oct 2026 · median $1,347 psf · $800,000 to $1,788,000 · 13 of 15 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 13 Aug 2026 | 15 Seletar Road | 1 | #01-65653BR · Blk 15 | 3BR | 1,076 | $1,216 | $1,308,888 | Resale |
| 3 Aug 2026 | 7 Seletar Road | 3 | #03-21211BR · Blk 7 | 1BR | 603 | $1,344 | $810,000 | Resale |
| 23 Jul 2026 | 11 Seletar Road | 5 | #05-47473BR · Blk 11 | 3BR | 1,227 | $1,457 | $1,788,000 | Resale |
| 17 Jun 2026 | 11 Seletar Road | 1 | #01-55552BR · Blk 11 | 2BR | 883 | $1,303 | $1,150,000 | Resale |
| 2 Jun 2026 | 5 Seletar Road | 3 | #03-15151BR · Blk 5 | 1BR | 603 | $1,385 | $835,000 | Resale |
| 14 May 2026 | 3 Seletar Road | 3 | #03-12123BR · Blk 3 | 3BR | 1,076 | $1,347 | $1,450,000 | Resale |
| 30 Apr 2026 | 7 Seletar Road | 4 | #04-24241BR · Blk 7 | 1BR | 603 | $1,327 | $800,000 | Resale |
| 23 Apr 2026 | 15 Seletar Road | 5 | #05-63632BR · Blk 15 | 2BR | 883 | $1,403 | $1,238,000 | Resale |
| 7 Apr 2026 | 11 Seletar Road | 2 | #02-47473BR · Blk 11 | 3BR | 1,227 | $1,384 | $1,698,000 | Resale |
| 2 Apr 2026 | 3 Seletar Road | 3 | #03-06062BR · Blk 3 | 2BR | 883 | $1,348 | $1,190,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D28 |
|---|---|---|---|
| Nov 2025 | 3 | $1,268 psf | $1,593 psf |
| Dec 2025 | 1 | — | $1,500 psf |
| Jan 2026 | — | — | $1,531 psf |
| Feb 2026 | 1 | — | $1,600 psf |
| Mar 2026 | — | — | $1,536 psf |
| Apr 2026 | 4 | $1,366 psf | $1,515 psf |
| May 2026 | 1 | — | $1,572 psf |
| Jun 2026 | 2 | $1,344 psf | $1,531 psf |
| Jul 2026 | 1 | — | $1,528 psf |
| Aug 2026 | 2 | $1,280 psf | $1,538 psf |
| Sep 2026 | — | — | $1,550 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +0.5% a year, ranked 12 of 12 in D28 and 669 of 715 condos. See the most profitable condos in D28 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Greenwich Rent
- Median rent a month
- $2,900 to $4,280
- Gross yield
- 3.1% to 4.3%
- Rental contracts
- 37
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,900 | $2,850 to $3,000 | 4.3% | 10 |
| 2-bedroom | $3,500 | $3,300 to $3,600 | 3.5% | 20 |
| 3-bedroom | $4,280 | $4,050 to $4,350 | 3.1% | 7 |
Rental contracts at The Greenwich
77 contracts, Sep 2025 to Aug 2026 · median $3,000 a month · $2,400 to $4,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,500 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Aug 2026 | — | 600 to 700 sq ft | $2,850 |
| Aug 2026 | — | 600 to 700 sq ft | $2,950 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,600 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,350 |
| Jul 2026 | — | 600 to 700 sq ft | $2,900 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $2,900 |
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 Greenwich By stack
- Highest, stack 47
- $1,421 psf
- Lowest, stack 59
- $1,149 psf
- Stacks with 2+ resales
- 35
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,241 psf | 883 sq ft | Levels 4 to 5 | 2 |
| 05 | $1,156 psf | 883 sq ft | Levels 2 to 5 | 3 |
| 06 | $1,250 psf | 883 sq ft | Levels 2 to 5 | 3 |
| 08 | $1,254 psf | 1,076 sq ft | Levels 1 to 5 | 3 |
| 10 | $1,219 psf | 883 sq ft | Levels 3 to 4 | 2 |
| 12 | $1,388 psf | 1,076 sq ft | Levels 3 to 4 | 2 |
| 15 | $1,287 psf | 603 sq ft | Levels 2 to 3 | 2 |
| 16 | $1,170 psf | 603 sq ft | Levels 1 to 3 | 3 |
Show the other 27 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 17 | $1,284 psf | 603 sq ft | Levels 2 to 5 | 2 |
| 18 | $1,305 psf | 603 sq ft | Levels 1 to 5 | 4 |
| 19 | $1,186 psf | 603 sq ft | Levels 3 to 4 | 2 |
| 20 | $1,193 psf | 603 sq ft | Levels 4 to 5 | 2 |
| 21 | $1,244 psf | 603 sq ft | Levels 3 to 5 | 3 |
| 26 | $1,255 psf | 603 sq ft | Levels 3 to 5 | 2 |
| 29 | $1,165 psf | 603 sq ft | Levels 2 to 3 | 2 |
| 30 | $1,178 psf | 603 sq ft | Levels 2 to 4 | 3 |
| 31 | $1,237 psf | 630 sq ft | Levels 1 to 2 | 2 |
| 32 | $1,189 psf | 603 sq ft | Levels 1 to 5 | 3 |
| 36 | $1,274 psf | 603 sq ft | Levels 3 to 4 | 2 |
| 38 | $1,196 psf | 603 sq ft | Levels 3 to 5 | 2 |
| 39 | $1,298 psf | 624 sq ft | Levels 1 to 5 | 2 |
| 40 | $1,293 psf | 603 sq ft | Levels 3 to 5 | 2 |
| 43 | $1,367 psf | 630 sq ft | Levels 1 to 3 | 2 |
| 46 | $1,261 psf | 904 sq ft | Levels 1 to 2 | 2 |
| 47 | $1,421 psf | 1,227 sq ft | Levels 2 to 5 | 2 |
| 48 | $1,288 psf | 1,227 sq ft | Levels 1 to 4 | 3 |
| 49 | $1,264 psf | 883 sq ft | Levels 1 to 2 | 2 |
| 51 | $1,235 psf | 614 sq ft | Level 1 | 2 |
| 52 | $1,187 psf | 883 sq ft | Levels 2 to 5 | 2 |
| 55 | $1,295 psf | 883 sq ft | Levels 1 to 5 | 2 |
| 56 | $1,280 psf | 883 sq ft | Levels 2 to 5 | 3 |
| 59 | $1,149 psf | 883 sq ft | Levels 4 to 5 | 2 |
| 60 | $1,190 psf | 883 sq ft | Levels 1 to 3 | 2 |
| 63 | $1,190 psf | 883 sq ft | Levels 1 to 5 | 5 |
| 66 | $1,322 psf | 904 sq ft | Levels 3 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Greenwich Notes
How these numbers are worked out
- Grade C places The Greenwich 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: $1,347 psf at The Greenwich against $1,546 psf across District 28, 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 $1,361 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.
- 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 (22 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 15 resale caveats at The Greenwich ranged from $1,216 psf to $1,457 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 rail stop is Fernvale LRT (SW5) (870 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 2 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 Greenwich for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.