RPS · Resale Project Scorecard
The Merlot — Grade B
RPS score 6.34/10 · D08 · Farrer Park, Little India · 42 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE PROPERTIES PTE LTD · TOP 2009
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.86% — near-median performance within its 2009-era cohort (56th percentile).
3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.40km). Strong school proximity — a genuine advantage for young families.
42 units — very small project; niche product with thin resale market.
0.74km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 3.60% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.94km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
The Merlot scores 6.34 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 792nd of 2,357 resale condos scored in Singapore and 26th of 70 in District 8 (Farrer Park, Little India). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 70 scored condos in District 8 (Farrer Park, Little India) →
RPS · Resale Project Scorecard
Recent resale transactions at The Merlot
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,502 psf, median price $1.50M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,382 psf | $1.22M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,621 psf | $1.78M |
| 12-month total | 2 | $1,502 psf | $1.50M |
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 Merlot: frequently asked questions
Answers generated from the scorecard data — RPS rank 792nd of 2,357, scores updated September 2026.
- Is The Merlot a good buy in 2026?
- The Merlot scores 6.34/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 792nd of 2,357 Singapore resale condos and 26th of 70 in District 8 (Farrer Park, Little India). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size. 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 Merlot?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Merlot, at a median of $1,502 psf and a median price of $1.50M (range $1,382 psf to $1,621 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 Merlot from the nearest MRT station?
- The Merlot is about 740m from Novena MRT (NS20), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Merlot compare with Bliss Regalia?
- Bliss Regalia is the project scored next to The Merlot on the District 8 ranking: 6.35 (Grade B) against The Merlot's 6.34 (Grade B). The Merlot scores higher on Project's Historical Performance (6 vs 4) and Rental Yield (6 vs 5); Bliss Regalia scores higher on Primary School Effect (8 vs 10) and MRT Proximity (7 vs 9).
- Which primary schools are within 1km of The Merlot?
- 3 primary schools are within 1km of The Merlot: ST. Joseph's Institution Junior, Farrer PARK Primary School, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.40km). Strong school proximity — a genuine advantage for young families. The Merlot scores 8/10 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 Merlot, and how big is the project?
- The Merlot is freehold, completed in 2009, has 42 units, developed by FRAGRANCE PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 42 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Merlot in Farrer Park, Little India
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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