RPS · Resale Project Scorecard
The Morningside — Grade B
RPS score 5.44/10 · D09 · Orchard, River Valley · 79 units · scored across 7 weighted factors — methodology published.
FH · Hong Leong Holdings Ltd · TOP 1992
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.06% — below-median performance vs same-vintage peers (38th percentile of 1992-era cohort).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.13km away). Adequate but narrow school optionality.
79 units — very small project; niche product with thin resale market.
290m from Great World Mrt Stn (TE15) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.20% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.97km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
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The verdict· Scores updated September 2026
The Morningside scores 5.44 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1598th of 2,357 resale condos scored in Singapore and 127th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at The Morningside
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,193 psf, median price $5.20M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,157 psf | $5.20M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 2 | $2,282 psf | $4.19M |
| 12-month total | 3 | $2,193 psf | $5.20M |
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 Morningside: frequently asked questions
Answers generated from the scorecard data — RPS rank 1598th of 2,357, scores updated September 2026.
- Is The Morningside a good buy in 2026?
- The Morningside scores 5.44/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1598th of 2,357 Singapore resale condos and 127th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, 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 Morningside?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at The Morningside, at a median of $2,193 psf and a median price of $5.20M (range $2,157 psf to $2,371 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 Morningside from the nearest MRT station?
- The Morningside is about 290m from Great World MRT (TE15), 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 Morningside compare with The Boutiq @ Killiney?
- The Boutiq @ Killiney is the project scored next to The Morningside on the District 9 ranking: 5.44 (Grade B) against The Morningside's 5.44 (Grade B). The Morningside scores higher on Project's Historical Performance (4 vs 2) and MRT Proximity (9 vs 8); The Boutiq @ Killiney scores higher on Rental Yield (2 vs 5) and Project Size (3 vs 5).
- Which primary schools are within 1km of The Morningside?
- One primary school is within 1km of The Morningside: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.13km away). Adequate but narrow school optionality. The Morningside 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 Morningside, and how big is the project?
- The Morningside is freehold, completed in 1992, has 79 units, developed by Hong Leong Holdings Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 79 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 Morningside 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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