RPS · Resale Project Scorecard
The Metz — Grade B
RPS score 5.59/10 · D09 · Orchard, River Valley · 169 units · scored across 7 weighted factors — methodology published.
FH · City Developments Limited · TOP 2007
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.06% — bottom 11% within its 2007-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.59km away). Adequate but narrow school optionality.
169 units — boutique development. Lower transaction frequency and limited shared facilities.
260m from Somerset Mrt Stn (NS23) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.20% — 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 1.52km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
The Metz scores 5.59 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1455th of 2,357 resale condos scored in Singapore and 91st of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at The Metz
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $2,591 psf, median price $2.68M. Median PSF is down 0.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,615 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,614 psf | $2.11M |
| Jan–Mar 2026 | 1 | $2,591 psf | $2.65M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 2 | $2,514 psf | $5.24M |
| 12-month total | 5 | $2,591 psf | $2.68M |
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 Metz: frequently asked questions
Answers generated from the scorecard data — RPS rank 1455th of 2,357, scores updated September 2026.
- Is The Metz a good buy in 2026?
- The Metz scores 5.59/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1455th of 2,357 Singapore resale condos and 91st of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation. 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 Metz?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at The Metz, at a median of $2,591 psf and a median price of $2.68M (range $2,407 psf to $2,738 psf). The median PSF is down 0.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,615 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 Metz from the nearest MRT station?
- The Metz is about 260m from Somerset MRT (NS23), 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 Metz compare with 8 @ Mount Sophia?
- 8 @ Mount Sophia is the project scored next to The Metz on the District 9 ranking: 5.59 (Grade B) against The Metz's 5.59 (Grade B). The Metz scores higher on Tenure (10 vs 7) and Primary School Effect (7 vs 5); 8 @ Mount Sophia scores higher on Project Size (5 vs 8) and MRT Proximity (9 vs 10).
- Which primary schools are within 1km of The Metz?
- One primary school is within 1km of The Metz: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.59km away). Adequate but narrow school optionality. The Metz 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 Metz, and how big is the project?
- The Metz is freehold, completed in 2007, has 169 units, developed by City Developments Limited. Freehold tenure — no lease decay concerns, preserves long-term value. 169 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Metz in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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