RPS · Resale Project Scorecard
The Mezzo — Grade S
RPS score 7.43/10 · D12 · Balestier, Toa Payoh · 127 units · scored across 7 weighted factors — methodology published.
FH · Ho Bee Land · TOP 2012
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.83% — top-quartile performance within its 2012-era cohort (81th percentile).
3 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.59km). Exceptional school catchment — strong appeal for families with young children.
127 units — boutique development. Lower transaction frequency and limited shared facilities.
0.96km from Novena Mrt Stn (NS20) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.06% — below-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 1.81km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School, ST. Joseph's Institution Junior, Farrer PARK Primary School.
The verdict· Scores updated September 2026
The Mezzo scores 7.43 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 192nd of 2,357 resale condos scored in Singapore and 4th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at The Mezzo
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,691 psf, median price $1.42M. Median PSF is up 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,667 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,834 psf | $1.54M |
| Jan–Mar 2026 | 2 | $1,650 psf | $1.16M |
| Apr–Jun 2026 | 2 | $1,665 psf | $1.18M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 5 | $1,691 psf | $1.42M |
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 Mezzo: frequently asked questions
Answers generated from the scorecard data — RPS rank 192nd of 2,357, scores updated September 2026.
- Is The Mezzo a good buy in 2026?
- The Mezzo scores 7.43/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 192nd of 2,357 Singapore resale condos and 4th of 116 in District 12 (Balestier, Toa Payoh). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation. 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 Mezzo?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at The Mezzo, at a median of $1,691 psf and a median price of $1.42M (range $1,581 psf to $1,834 psf). The median PSF is up 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,667 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 Mezzo from the nearest MRT station?
- The Mezzo is about 960m from Novena MRT (NS20), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Mezzo compare with Beacon Heights?
- Beacon Heights is the project scored next to The Mezzo on the District 12 ranking: 7.55 (Grade S) against The Mezzo's 7.43 (Grade S). The Mezzo scores higher on Project's Historical Performance (9 vs 7) and Future Transformation (3 vs 2); Beacon Heights scores higher on Project Size (5 vs 8) and MRT Proximity (6 vs 7).
- Which primary schools are within 1km of The Mezzo?
- 3 primary schools are within 1km of The Mezzo: HONG WEN School, ST. Joseph's Institution Junior, Farrer PARK Primary School. 3 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.59km). Exceptional school catchment — strong appeal for families with young children. The Mezzo scores 10/10 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 Mezzo, and how big is the project?
- The Mezzo is freehold, completed in 2012, has 127 units, developed by Ho Bee Land. Freehold tenure — no lease decay concerns, preserves long-term value. 127 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Toa Payoh & Balestier, Ranked by the Data
Scored either side of The Mezzo in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on The Mezzo — PSF trends, rival comparison, and our verdict — in your inbox.