RPS · Resale Project Scorecard
The Tier — Grade B
RPS score 5.96/10 · D12 · Balestier, Toa Payoh · 48 units · scored across 7 weighted factors — methodology published.
FH · KAIWATT DEVELOPMENT PTE LTD · TOP 2011
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.82% — below-median performance vs same-vintage peers (31th percentile of 2011-era cohort).
2 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.75km). Exceptional school catchment — strong appeal for families with young children.
48 units — very small project; niche product with thin resale market.
0.85km from Novena Mrt Stn (NS20) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.80% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.83km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School, ST. Joseph's Institution Junior.
The verdict· Scores updated September 2026
The Tier scores 5.96 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1121st of 2,357 resale condos scored in Singapore and 69th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at The Tier
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,585 psf, median price $870,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,585 psf | $870,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,585 psf | $870,000 |
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 Tier: frequently asked questions
Answers generated from the scorecard data — RPS rank 1121st of 2,357, scores updated September 2026.
- Is The Tier a good buy in 2026?
- The Tier scores 5.96/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1121st of 2,357 Singapore resale condos and 69th of 116 in District 12 (Balestier, Toa Payoh). 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 Tier?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at The Tier, at a median of $1,585 psf and a median price of $870,000. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Tier from the nearest MRT station?
- The Tier is about 850m 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 Tier compare with Opal Suites?
- Opal Suites is the project scored next to The Tier on the District 12 ranking: 5.97 (Grade B) against The Tier's 5.96 (Grade B). The Tier scores higher on Future Transformation (3 vs 0) and Primary School Effect (9 vs 7); Opal Suites scores higher on MRT Proximity (6 vs 8) and Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of The Tier?
- 2 primary schools are within 1km of The Tier: HONG WEN School, ST. Joseph's Institution Junior. 2 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.75km). Exceptional school catchment — strong appeal for families with young children. The Tier 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 Tier, and how big is the project?
- The Tier is freehold, completed in 2011, has 48 units, developed by KAIWATT DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 48 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 Tier in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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