Resale Project Scorecard
The Levelz
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 2004 · 126 units
Grade C, 5.21 out of 10, the 168th highest score among 307 resale condos in District 10.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 3
- To Farrer Road MRT
- 520 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Levelz Score
- C
- Grade
- Score out of 10
- 5.21
- Highest score among 307 resale condos in District 10
- 168th
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +2.86% — below-median performance vs same-vintage peers (20th percentile of 2004-era cohort).
The district median is 4/10.
Primary School Effect20%7/10
1 primary school within 1km (Nanyang Primary School, 0.81km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- Nanyang 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%5/10
126 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
520 m from Farrer Road MRT (CC20) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.79% — below-average income return.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 2.24km, 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 Levelz scores 5.21
The Levelz scores 5.21 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1852nd of 2,350 resale condos scored in Singapore and 168th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoThe Levelz | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 4/10 | −0.50 | 4% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 76% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Rental Yield10% | 3/10 | 2/10 | +0.10 | 56% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Levelz and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Levelz Prices
- Median PSF
- $1,960
- Median price
- $2.28M
- Resales
- 3
- PSF on the year before
- −8.4%
Past transactions at The Levelz
23 resales, Nov 2021 to Oct 2026 · median $1,960 psf · $1,275,000 to $3,650,000 · all 23 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 3 Mar 2026 | 38 Farrer Road | 5 | #05-10102BR | 2BR | 980 | $2,328 | $2,280,000 | Resale |
| 19 Dec 2025 | 38 Farrer Road | 12 | #12-12123BR | 3BR | 2,465 | $1,481 | $3,650,000 | Resale |
| 8 Dec 2025 | 38 Farrer Road | 6 | #06-01011BR | 1BR | 786 | $1,960 | $1,540,000 | Resale |
| 4 Sep 2025 | 38 Farrer Road | 1 | #01-03032BR | 2BR | 872 | $1,675 | $1,460,000 | Resale |
| 14 Jul 2025 | 38 Farrer Road | 3 | #03-02022BR | 2BR | 980 | $2,139 | $2,095,000 | Resale |
| 30 May 2025 | 38 Farrer Road | 7 | #07-12122BR | 2BR | 1,001 | $2,273 | $2,275,000 | Resale |
| 22 May 2025 | 38 Farrer Road | 9 | #09-08082BR | 2BR | 990 | $2,201 | $2,180,000 | Resale |
| 27 Feb 2025 | 38 Farrer Road | 8 | #08-09091BR | 1BR | 807 | $1,963 | $1,585,000 | Resale |
| 23 Dec 2024 | 38 Farrer Road | 8 | #08-10102BR | 2BR | 980 | $2,175 | $2,130,000 | Resale |
| 5 Dec 2024 | 38 Farrer Road | 2 | #02-08082BR | 2BR | 990 | $2,028 | $2,008,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,884 psf |
| Feb–Apr 2022 | 1 | — | $2,055 psf |
| May–Jul 2022 | 2 | $1,839 psf | $1,987 psf |
| Aug–Oct 2022 | 1 | — | $2,047 psf |
| Nov 2022 – Jan 2023 | — | — | $2,137 psf |
| Feb–Apr 2023 | 1 | — | $2,281 psf |
| May–Jul 2023 | 2 | $1,557 psf | $2,120 psf |
| Aug–Oct 2023 | 1 | — | $2,018 psf |
| Nov 2023 – Jan 2024 | 2 | $1,818 psf | $2,107 psf |
| Feb–Apr 2024 | 1 | — | $2,415 psf |
| May–Jul 2024 | 2 | $1,908 psf | $2,178 psf |
| Aug–Oct 2024 | — | — | $2,246 psf |
| Nov 2024 – Jan 2025 | 2 | $2,102 psf | $2,175 psf |
| Feb–Apr 2025 | 1 | — | $2,276 psf |
| May–Jul 2025 | 3 | $2,201 psf | $2,230 psf |
| Aug–Oct 2025 | 1 | — | $2,240 psf |
| Nov 2025 – Jan 2026 | 2 | $1,721 psf | $2,256 psf |
| Feb–Apr 2026 | 1 | — | $2,247 psf |
| May–Jul 2026 | — | — | $2,306 psf |
| Aug–Oct 2026 | — | — | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.5% a year, ranked 14 of 39 in D10 and 333 of 715 condos. See the most profitable condos in D10 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Levelz Rent
- Median rent a month
- $3,900 to $4,750
- Rental contracts
- 36
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 1-bedroom | $3,900 | $3,680 to $4,200 | 16 |
| 2-bedroom | $4,750 | $4,480 to $4,900 | 20 |
Rental contracts at The Levelz
38 contracts, Sep 2025 to Aug 2026 · median $4,400 a month · $3,600 to $7,677
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,200 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,400 |
| Jul 2026 | 1BR | 900 to 1,000 sq ft | $4,000 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,900 |
| Jun 2026 | 1BR | 800 to 900 sq ft | $4,200 |
| Jun 2026 | 1BR | 700 to 800 sq ft | $4,398 |
| Jun 2026 | 2BR | 1,200 to 1,300 sq ft | $5,600 |
| May 2026 | 1BR | 700 to 800 sq ft | $3,800 |
| May 2026 | 2BR | 900 to 1,000 sq ft | $4,400 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
The Levelz By stack
- Highest, stack 12
- $2,248 psf
- Lowest, stack 09
- $1,908 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,050 psf | 980 sq ft | Levels 3 to 6 | 2 |
| 08 | $2,115 psf | 990 sq ft | Levels 2 to 9 | 2 |
| 09 | $1,908 psf | 807 sq ft | Levels 1 to 11 | 4 |
| 10 | $2,007 psf | 980 sq ft | Levels 1 to 8 | 4 |
| 12 | $2,248 psf | 1,001 sq ft | Levels 2 to 12 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Levelz Notes
How these numbers are worked out
- Grade C places The Levelz 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: $1,960 psf at The Levelz against $2,268 psf across District 10, 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 $2,139 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 (6 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 3 resale caveats at The Levelz ranged from $1,481 psf to $2,328 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (2/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2004, 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 Farrer Road MRT (CC20), 520 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Levelz for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.