RPS · Resale Project Scorecard
The Tapestry — Grade S
RPS score 7.78/10 · D18 · Pasir Ris, Tampines · 861 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2021
Top-tier project across nearly every dimension. Standout strengths: schools, total returns. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +3.57% — top-quartile performance within its 2021-era cohort (71th percentile).
2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.77km). Exceptional school catchment — strong appeal for families with young children.
861 units — good project size supporting active resale market and adequate facilities.
1.44km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.60% — exceptional income return.
99YR tenure — about 90 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.62km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: POI Ching School, ST. Hilda's Primary School.
The verdict· Scores updated September 2026
The Tapestry scores 7.78 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 118th of 2,357 resale condos scored in Singapore and 11th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (9/10) and Rental Yield (9/10); its weakest is MRT Proximity (4/10). Top-tier project across nearly every dimension. Standout strengths: schools, total returns. Key weaknesses: MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at The Tapestry
12 months to September 2026 (Oct 2025 – Sep 2026): 47 resale transactions, median $1,744 psf, median price $1.20M. Median PSF is up 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,704 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 15 | $1,717 psf | $1.12M |
| Jan–Mar 2026 | 10 | $1,767 psf | $1.07M |
| Apr–Jun 2026 | 10 | $1,756 psf | $1.67M |
| Jul–Sep 2026 | 12 | $1,761 psf | $1.16M |
| 12-month total | 47 | $1,744 psf | $1.20M |
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 Tapestry: frequently asked questions
Answers generated from the scorecard data — RPS rank 118th of 2,357, scores updated September 2026.
- Is The Tapestry a good buy in 2026?
- The Tapestry scores 7.78/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 118th of 2,357 Singapore resale condos and 11th of 44 in District 18 (Pasir Ris, Tampines). Top-tier project across nearly every dimension. Standout strengths: schools, total returns. Key weaknesses: MRT access. 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 Tapestry?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 47 resale transactions at The Tapestry, at a median of $1,744 psf and a median price of $1.20M (range $1,499 psf to $1,853 psf). The median PSF is up 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,704 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 Tapestry from the nearest MRT station?
- The Tapestry is about 1.4km from Tampines West MRT (DT31), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Tapestry compare with The Santorini?
- The Santorini is the project scored next to The Tapestry on the District 18 ranking: 7.90 (Grade S) against The Tapestry's 7.78 (Grade S). The Tapestry scores higher on Rental Yield (9 vs 8) and Tenure (9 vs 8); The Santorini scores higher on Project Size (8 vs 10).
- Which primary schools are within 1km of The Tapestry?
- 2 primary schools are within 1km of The Tapestry: POI Ching School, ST. Hilda's Primary School. 2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.77km). Exceptional school catchment — strong appeal for families with young children. The Tapestry scores 9/10 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 Tapestry, and how big is the project?
- The Tapestry is 99-year leasehold, completed in 2021, has 861 units, developed by City Developments Limited. 99YR tenure — about 90 years remaining — no near-term decay concern. 861 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Tampines, Ranked by the Data
Scored either side of The Tapestry in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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