Resale Project Scorecard
The Makena
D15 · East Coast, Marine Parade · freehold · completed 1998 · 504 units
Grade A, 7.12 out of 10, the 30th highest score among 434 resale condos in District 15.
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
- 6
- To Tanjong Katong MRT
- 310 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Makena Score
- A
- Grade
- Score out of 10
- 7.12
- Highest score among 434 resale condos in District 15
- 30th
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.52% — near-median performance within its 1998-era cohort (63rd percentile).
The district median is 6.5/10.
Primary School Effect20%7/10
1 primary school within 1km (Tanjong Katong Primary School, 0.98km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 8/10.
- Tanjong Katong 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%10/10
504 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%9/10
310 m from Tanjong Katong MRT (TE25) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%2/10
Rental yield of 2.23% — weak income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1/10.
Scores updated October 2026. On the map →
Why The Makena scores 7.12
The Makena scores 7.12 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 323rd of 2,350 resale condos scored in Singapore and 30th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Future Transformation (0/10).
| Factor | This condoThe Makena | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6.5/10 | +0.13 | 50% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 31% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 97% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 66% of district |
| Rental Yield10% | 2/10 | 4/10 | −0.20 | 10% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 0/10 | 1/10 | −0.06 | 0% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Makena and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Makena Prices
By unit type at The Makena
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,335 sq ft | 1,335 sq ft | $2.61M to $3.85M | $2,284 psf | 6 |
Past transactions at The Makena
68 resales, Nov 2021 to Oct 2026 · median $1,924 psf · $1,670,000 to $7,000,000 · 57 of the 57 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 3 Aug 2026 | 121 Meyer Road | 2 | #02-09093BR · Blk 121 | 3BR | 1,518 | $1,944 | $2,950,000 | Resale |
| 29 Jul 2026 | 125 Meyer Road | 17 | #17-01013BR · Blk 125 | 3BR | 1,152 | $2,301 | $2,650,000 | Resale |
| 12 May 2026 | 125 Meyer Road | 22 | #22-02023BR · Blk 125 | 3BR | 1,636 | $2,352 | $3,848,000 | Resale |
| 13 Feb 2026 | 125 Meyer Road | 7 | #07-04043BR · Blk 125 | 3BR | 1,582 | $2,212 | $3,500,000 | Resale |
| 12 Feb 2026 | 123 Meyer Road | 21 | #21-06063BR · Blk 123 | 3BR | 1,152 | $2,327 | $2,680,000 | Resale |
| 1 Dec 2025 | 125 Meyer Road | 13 | #13-06063BR · Blk 125 | 3BR | 1,152 | $2,266 | $2,610,000 | Resale |
| 29 Oct 2025 | 121 Meyer Road | 10 | #10-04043BR · Blk 121 | 3BR | 1,518 | $2,240 | $3,400,000 | Resale |
| 30 Sep 2025 | 125 Meyer Road | 27 | #27-05053BR · Blk 125 | 3BR | 1,647 | $2,247 | $3,700,000 | Resale |
| 29 Sep 2025 | 121 Meyer Road | 11 | #11-12122BR · Blk 121 | 2BR | 926 | $2,431 | $2,250,000 | Resale |
| 25 Sep 2025 | 121 Meyer Road | 6 | #06-01011BR · Blk 121 | 1BR | 926 | $2,215 | $2,050,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,574 psf | $1,480 psf |
| Feb–Apr 2022 | 8 | $1,787 psf | $1,516 psf |
| May–Jul 2022 | 2 | $1,786 psf | $1,588 psf |
| Aug–Oct 2022 | 3 | $1,912 psf | $1,554 psf |
| Nov 2022 – Jan 2023 | 3 | $1,823 psf | $1,558 psf |
| Feb–Apr 2023 | 2 | $1,892 psf | $1,677 psf |
| May–Jul 2023 | 9 | $1,864 psf | $1,646 psf |
| Aug–Oct 2023 | 2 | $1,779 psf | $1,750 psf |
| Nov 2023 – Jan 2024 | 2 | $1,798 psf | $1,632 psf |
| Feb–Apr 2024 | 2 | $1,816 psf | $1,717 psf |
| May–Jul 2024 | 1 | — | $1,742 psf |
| Aug–Oct 2024 | 5 | $2,032 psf | $1,829 psf |
| Nov 2024 – Jan 2025 | 4 | $2,069 psf | $1,753 psf |
| Feb–Apr 2025 | 8 | $2,112 psf | $1,827 psf |
| May–Jul 2025 | 3 | $2,135 psf | $1,767 psf |
| Aug–Oct 2025 | 6 | $2,228 psf | $1,868 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,826 psf |
| Feb–Apr 2026 | 2 | $2,270 psf | $1,840 psf |
| May–Jul 2026 | 2 | $2,327 psf | $1,872 psf |
| Aug–Oct 2026 | 1 | — | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.0% a year, ranked 18 of 53 in D15 and 221 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Makena Rent
- Median rent a month
- $4,200 to $6,100
- Gross yield
- 2.6%
- Rental contracts
- 129
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,200 | $4,000 to $4,300 | — | 8 |
| 3-bedroom | $6,100 | $5,300 to $6,500 | 2.6% | 121 |
Rental contracts at The Makena
130 contracts, Sep 2025 to Aug 2026 · median $6,000 a month · $3,400 to $8,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,500 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $5,400 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $5,800 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $6,000 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $6,000 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $6,100 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $6,300 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $6,400 |
| Aug 2026 | 3BR | 1,700 to 1,800 sq ft | $6,600 |
| Aug 2026 | 3BR | 1,700 to 1,800 sq ft | $8,500 |
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 Makena By stack
- Highest, stack 12
- $2,296 psf
- Lowest, stack 08
- $1,839 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,936 psf | 1,152 sq ft | Levels 1 to 22 | 13 |
| 02 | $1,968 psf | 1,636 sq ft | Levels 1 to 22 | 9 |
| 03 | $1,854 psf | 1,346 sq ft | Levels 1 to 23 | 8 |
| 04 | $1,871 psf | 1,582 sq ft | Levels 3 to 28 | 13 |
| 05 | $1,952 psf | 1,636 sq ft | Levels 8 to 27 | 11 |
| 06 | $2,118 psf | 1,152 sq ft | Levels 5 to 21 | 5 |
| 08 | $1,839 psf | 1,507 sq ft | Levels 8 to 10 | 2 |
| 09 | $1,873 psf | 1,518 sq ft | Levels 2 to 15 | 2 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 12 | $2,296 psf | 926 sq ft | Levels 10 to 11 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Makena Notes
How these numbers are worked out
- Grade A places The Makena 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: $2,284 psf at The Makena against $1,852 psf across District 15, 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 $2,140 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 (2 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 6 resale caveats at The Makena ranged from $1,944 psf to $2,352 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, 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 Tanjong Katong MRT (TE25), 310 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 Makena for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.