Resale Project Scorecard
The Merasaga
D10 · Bukit Timah, Holland, Tanglin · 99-year leasehold · completed 1995 · 116 units
Grade C, 4.82 out of 10, the 223rd 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 →
- Lease left, about
- 64 yrs
- Resales, 12 months to Oct 2026
- 5
- To Holland Village MRT
- 110 m
Photo: Terence Ong, CC BY 2.5 (Wikimedia Commons)
The Merasaga Score
- C
- Grade
- Score out of 10
- 4.82
- Highest score among 307 resale condos in District 10
- 223rd
Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: future transformation, schools.
Project's Historical Performance25%5/10
Avg Ann. of +3.26% — near-median performance within its 1995-era cohort (45th percentile).
The district median is 4/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 7/10.
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
116 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%10/10
110 m from Holland Village MRT (CC21) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 2.99% — below-average income return.
The district median is 2/10.
Tenure10%5/10
99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.90km, 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 Merasaga scores 4.82
The Merasaga scores 4.82 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2066th of 2,350 resale condos scored in Singapore and 223rd of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (5/10); its weakest is Primary School Effect (2/10).
| Factor | This condoThe Merasaga | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 4/10 | +0.25 | 57% of district |
| Primary School Effect20% | 2/10 | 7/10 | −1.00 | 9% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 76% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 86% of district |
| Rental Yield10% | 4/10 | 2/10 | +0.20 | 77% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 1% 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 Merasaga 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 Merasaga Prices
By unit type at The Merasaga
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom947 sq ft | 947 sq ft | $1.80M to $2.08M | $2,133 psf | 3 |
| 3-bedroom1,351 sq ft | 1,351 sq ft | $2.75M | $2,034 psf | 2 |
Past transactions at The Merasaga
18 resales, Nov 2021 to Oct 2026 · median $1,940 psf · $1,650,000 to $3,280,000 · 15 of the 15 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 26 Aug 2026 | 27 Jalan Merah Saga | 1 | #01-03032BR · Blk 27 | 2BR | 947 | $1,900 | $1,800,000 | Resale |
| 6 Jul 2026 | 27 Jalan Merah Saga | 7 | #07-05053BR · Blk 27 | 3BR | 1,356 | $2,028 | $2,750,000 | Resale |
| 26 Jun 2026 | 27 Jalan Merah Saga | 2 | #02-04043BR · Blk 27 | 3BR | 1,346 | $2,039 | $2,743,000 | Resale |
| 16 Apr 2026 | 27 Jalan Merah Saga | 8 | #08-03032BR · Blk 27 | 2BR | 958 | $2,166 | $2,075,000 | Resale |
| 23 Dec 2025 | 27 Jalan Merah Saga | 4 | #04-02022BR · Blk 27 | 2BR | 947 | $2,133 | $2,020,000 | Resale |
| 27 Oct 2025 | 25 Jalan Merah Saga | 5 | #05-03033BR · Blk 25 | 3BR | 1,399 | $1,951 | $2,730,000 | Resale |
| 13 Oct 2025 | 23 Jalan Merah Saga | 5 | #05-05053BR · Blk 23 | 3BR | 1,356 | $2,028 | $2,750,000 | Resale |
| 30 Oct 2024 | 27 Jalan Merah Saga | 6 | #06-02022BR · Blk 27 | 2BR | 958 | $2,140 | $2,050,000 | Resale |
| 22 Jul 2024 | 27 Jalan Merah Saga | 8 | #08-01013BR · Blk 27 | 3BR | 1,378 | $1,960 | $2,700,000 | Resale |
| 2 Feb 2024 | 27 Jalan Merah Saga | 5 | #05-05053BR · Blk 27 | 3BR | 1,356 | $2,028 | $2,750,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,884 psf |
| Feb–Apr 2022 | 4 | $1,754 psf | $2,055 psf |
| May–Jul 2022 | 1 | — | $1,987 psf |
| Aug–Oct 2022 | — | — | $2,047 psf |
| Nov 2022 – Jan 2023 | — | — | $2,137 psf |
| Feb–Apr 2023 | 1 | — | $2,281 psf |
| May–Jul 2023 | — | — | $2,120 psf |
| Aug–Oct 2023 | 1 | — | $2,018 psf |
| Nov 2023 – Jan 2024 | — | — | $2,107 psf |
| Feb–Apr 2024 | 1 | — | $2,415 psf |
| May–Jul 2024 | 1 | — | $2,178 psf |
| Aug–Oct 2024 | 1 | — | $2,246 psf |
| Nov 2024 – Jan 2025 | — | — | $2,175 psf |
| Feb–Apr 2025 | — | — | $2,276 psf |
| May–Jul 2025 | — | — | $2,230 psf |
| Aug–Oct 2025 | 2 | $1,990 psf | $2,240 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,256 psf |
| Feb–Apr 2026 | 1 | — | $2,247 psf |
| May–Jul 2026 | 2 | $2,034 psf | $2,306 psf |
| Aug–Oct 2026 | 1 | — | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Merasaga Rent
- Median rent a month
- $5,450 to $9,000
- Gross yield
- 3.1% to 3.2%
- Rental contracts
- 31
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $5,450 | $5,000 to $6,000 | 3.2% | 9 |
| 3-bedroom | $7,000 | $6,750 to $7,450 | 3.1% | 19 |
| 4-bedroom | $9,000 | — | — | 3 |
Rental contracts at The Merasaga
31 contracts, Sep 2025 to Aug 2026 · median $7,000 a month · $4,800 to $12,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $7,000 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $7,000 |
| Aug 2026 | 4BR | 1,700 to 1,800 sq ft | $8,500 |
| Aug 2026 | 4BR | 1,700 to 1,800 sq ft | $9,000 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,800 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $6,500 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $7,200 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $7,200 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $7,500 |
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 Merasaga By stack
- Highest, stack 02
- $2,133 psf
- Lowest, stack 01
- $1,885 psf
- Stacks with 2+ resales
- 4
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,885 psf | 1,701 sq ft | Levels 1 to 8 | 4 |
| 02 | $2,133 psf | 947 sq ft | Levels 4 to 6 | 3 |
| 03 | $1,900 psf | 958 sq ft | Levels 1 to 8 | 5 |
| 05 | $2,028 psf | 1,356 sq ft | Levels 5 to 7 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Merasaga Notes
How these numbers are worked out
- Grade C places The Merasaga 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: $2,039 psf at The Merasaga 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). 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 (1 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 5 resale caveats at The Merasaga ranged from $1,900 psf to $2,166 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1995, 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 Holland Village MRT (CC21), 110 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Merasaga for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.