RPS · Resale Project Scorecard
The Marbella — Grade A
RPS score 7.31/10 · D10 · Bukit Timah, Holland, Tanglin · 239 units · scored across 7 weighted factors — methodology published.
FH · DARIENE PTE LTD · TOP 2005
Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.49% — top-quartile performance within its 2005-era cohort (78th percentile).
1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.65km away). Adequate but narrow school optionality.
239 units — good project size supporting active resale market and adequate facilities.
370m from Dover Mrt Stn (EW22) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.44% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 1.97km, far enough that the impact on this project is modest.
Primary schools within 1km: Henry PARK Primary School.
The verdict· Scores updated September 2026
The Marbella scores 7.31 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 228th of 2,357 resale condos scored in Singapore and 2nd of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at The Marbella
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,501 psf, median price $4.39M. Median PSF is up 7.7% on the previous 12 months (Oct 2024 – Sep 2025, $2,323 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,501 psf | $4.39M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $2,480 psf | $4.35M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 3 | $2,501 psf | $4.39M |
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 Marbella: frequently asked questions
Answers generated from the scorecard data — RPS rank 228th of 2,357, scores updated September 2026.
- Is The Marbella a good buy in 2026?
- The Marbella scores 7.31/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 228th of 2,357 Singapore resale condos and 2nd of 308 in District 10 (Bukit Timah, Holland, Tanglin). Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns. 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 Marbella?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at The Marbella, at a median of $2,501 psf and a median price of $4.39M (range $2,451 psf to $2,508 psf). The median PSF is up 7.7% on the previous 12 months (Oct 2024 – Sep 2025, $2,323 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 Marbella from the nearest MRT station?
- The Marbella is about 370m from Dover MRT (EW22), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Marbella compare with Leedon Residence?
- Leedon Residence is the project scored next to The Marbella on the District 10 ranking: 7.43 (Grade S) against The Marbella's 7.31 (Grade A). The Marbella scores higher on MRT Proximity (9 vs 8) and Future Transformation (4 vs 3); Leedon Residence scores higher on Project's Historical Performance (8 vs 9) and Rental Yield (2 vs 3).
- Which primary schools are within 1km of The Marbella?
- One primary school is within 1km of The Marbella: Henry PARK Primary School. 1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.65km away). Adequate but narrow school optionality. The Marbella scores 7/10 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 Marbella, and how big is the project?
- The Marbella is freehold, completed in 2005, has 239 units, developed by DARIENE PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 239 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Marbella in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Leedon ResidenceS7.43
- One RobinA7.14
- Nouvel 18A6.92
- Rv ResidencesA6.89
- Goodwood ResidenceA6.77
- One Holland VillageA6.77
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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