Resale Project Scorecard
The Topiary
D28 · Seletar, Yio Chu Kang · 99-year leasehold · completed 2016 · 700 units
Grade S, 7.52 out of 10, the 3rd highest score among 17 resale condos in District 28.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 85 yrs
- Resales, 12 months to Oct 2026
- 43
- To Fernvale LRT
- 570 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Topiary Score
- S
- Grade
- Score out of 10
- 7.52
- Highest score among 17 resale condos in District 28
- 3rd
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation, MRT access.
Project's Historical Performance25%10/10
Avg Ann. of +5.47% places this condo in the top 5% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Fernvale Primary School at 0.15km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Fernvale Primary School
- Sengkang Green Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
700 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%1/10
570 m from Fernvale LRT (SW5), 2.3 km from Buangkok MRT (NE15) — weaker MRT access, likely requires bus or car for most trips.
The district median is 2/10.
Rental Yield10%5/10
Rental yield of 3.28% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 85 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.92km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why The Topiary scores 7.52
The Topiary scores 7.52 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 187th of 2,350 resale condos scored in Singapore and 3rd of 17 in District 28 (Seletar, Yio Chu Kang). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is MRT Proximity (1/10).
| Factor | This condoThe Topiary | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 94% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 38% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 81% of district |
| MRT Proximity13% | 1/10 | 2/10 | −0.13 | 0% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 44% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 13% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 17 scored resale projects in District 28 (Seletar, Yio Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Topiary and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Topiary Prices
By unit type at The Topiary
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom915 sq ft | 915 sq ft | $1.13M to $1.91M | $1,549 psf | 28 |
| 4-bedroom1,335 sq ft | 1,335 sq ft | $1.83M to $2.22M | $1,563 psf | 13 |
Past transactions at The Topiary
43 resales, Nov 2025 to Oct 2026 · median $1,558 psf · $1,130,000 to $2,900,000 · 41 of the 41 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 16 Sep 2026 | 13 Fernvale Lane | 18 | #18-10103BR · Blk 13 | 3BR | 754 | $1,559 | $1,175,000 | Resale |
| 15 Sep 2026 | 13 Fernvale Lane | 16 | #16-07073BR · Blk 13 | 3BR | 915 | $1,541 | $1,410,000 | Resale |
| 10 Sep 2026 | 15 Fernvale Lane | 3 | #03-14144BR · Blk 15 | 4BR | 1,389 | $1,339 | $1,858,888 | Resale |
| 7 Sep 2026 | 13 Fernvale Lane | 3 | #03-08083BR · Blk 13 | 3BR | 1,259 | $1,469 | $1,850,000 | Resale |
| 21 Aug 2026 | 25 Fernvale Lane | 12 | #12-33334BR · Blk 25 | 4BR | 1,335 | $1,677 | $2,238,800 | Resale |
| 18 Aug 2026 | 23 Fernvale Lane | 11 | #11-30303BR · Blk 23 | 3BR | 1,055 | $1,635 | $1,725,000 | Resale |
| 6 Aug 2026 | 13 Fernvale Lane | 5 | #05-10103BR · Blk 13 | 3BR | 754 | $1,526 | $1,150,000 | Resale |
| 24 Jul 2026 | 11 Fernvale Lane | 4 | #04-02023BR · Blk 11 | 3BR | 1,087 | $1,481 | $1,610,000 | Resale |
| 24 Jul 2026 | 21 Fernvale Lane | 20 | #20-25253BR · Blk 21 | 3BR | 1,055 | $1,635 | $1,725,000 | Resale |
| 23 Jul 2026 | 17 Fernvale Lane | 8 | #08-20203BR · Blk 17 | 3BR | 1,055 | $1,631 | $1,720,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D28 |
|---|---|---|---|
| Nov 2025 | 6 | $1,538 psf | $1,593 psf |
| Dec 2025 | 2 | $1,574 psf | $1,500 psf |
| Jan 2026 | 1 | — | $1,531 psf |
| Feb 2026 | 2 | $1,611 psf | $1,600 psf |
| Mar 2026 | 8 | $1,561 psf | $1,536 psf |
| Apr 2026 | 6 | $1,507 psf | $1,515 psf |
| May 2026 | 5 | $1,558 psf | $1,572 psf |
| Jun 2026 | 1 | — | $1,531 psf |
| Jul 2026 | 5 | $1,612 psf | $1,528 psf |
| Aug 2026 | 3 | $1,635 psf | $1,538 psf |
| Sep 2026 | 4 | $1,505 psf | $1,550 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.7% a year, ranked 1 of 12 in D28 and 38 of 715 condos. See the most profitable condos in D28 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Topiary Rent
- Median rent a month
- $3,130 to $4,700
- Gross yield
- 2.7% to 3.2%
- Rental contracts
- 42
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,130 | $3,100 to $3,260 | — | 6 |
| 3-bedroom | $3,800 | $3,800 to $4,150 | 3.2% | 21 |
| 4-bedroom | $4,700 | $4,600 to $4,850 | 2.7% | 15 |
Rental contracts at The Topiary
42 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $2,800 to $6,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $3,700 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $4,600 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $4,600 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $4,900 |
| Aug 2026 | 4BR | 1,200 to 1,300 sq ft | $5,100 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $3,850 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Jul 2026 | 4BR | 1,300 to 1,400 sq ft | $4,000 |
| Jul 2026 | 4BR | 1,300 to 1,400 sq ft | $4,500 |
| Jul 2026 | 4BR | 1,200 to 1,300 sq ft | $4,650 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Topiary By stack
- Highest, stack 30
- $1,517 psf
- Lowest, stack 32
- $1,151 psf
- Stacks with 2+ resales
- 36
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,486 psf | 915 sq ft | Levels 5 to 20 | 7 |
| 02 | $1,246 psf | 1,087 sq ft | Levels 3 to 20 | 6 |
| 03 | $1,242 psf | 1,087 sq ft | Levels 6 to 20 | 7 |
| 04 | $1,438 psf | 754 sq ft | Levels 6 to 22 | 10 |
| 05 | $1,352 psf | 915 sq ft | Levels 5 to 21 | 8 |
| 06 | $1,341 psf | 1,259 sq ft | Levels 8 to 20 | 8 |
| 07 | $1,462 psf | 915 sq ft | Levels 5 to 22 | 9 |
| 08 | $1,166 psf | 1,259 sq ft | Levels 1 to 21 | 7 |
Show the other 28 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,421 psf | 915 sq ft | Levels 3 to 21 | 9 |
| 10 | $1,338 psf | 754 sq ft | Levels 5 to 22 | 9 |
| 11 | $1,311 psf | 1,087 sq ft | Levels 8 to 23 | 8 |
| 12 | $1,269 psf | 1,087 sq ft | Levels 7 to 22 | 5 |
| 13 | $1,266 psf | 1,367 sq ft | Levels 1 to 16 | 5 |
| 14 | $1,339 psf | 1,389 sq ft | Levels 2 to 12 | 3 |
| 15 | $1,458 psf | 1,389 sq ft | Levels 2 to 18 | 7 |
| 16 | $1,317 psf | 1,367 sq ft | Levels 6 to 17 | 6 |
| 17 | $1,443 psf | 904 sq ft | Levels 3 to 19 | 7 |
| 18 | $1,252 psf | 1,238 sq ft | Levels 6 to 13 | 3 |
| 19 | $1,332 psf | 1,292 sq ft | Levels 2 to 18 | 9 |
| 20 | $1,318 psf | 1,055 sq ft | Levels 5 to 19 | 7 |
| 21 | $1,450 psf | 1,055 sq ft | Levels 2 to 21 | 10 |
| 22 | $1,455 psf | 904 sq ft | Levels 6 to 20 | 10 |
| 23 | $1,352 psf | 1,044 sq ft | Levels 3 to 21 | 6 |
| 24 | $1,456 psf | 1,044 sq ft | Levels 5 to 17 | 5 |
| 25 | $1,403 psf | 1,055 sq ft | Levels 7 to 21 | 8 |
| 26 | $1,416 psf | 1,044 sq ft | Levels 6 to 19 | 4 |
| 27 | $1,294 psf | 1,044 sq ft | Levels 3 to 19 | 4 |
| 28 | $1,436 psf | 904 sq ft | Levels 3 to 20 | 9 |
| 29 | $1,340 psf | 904 sq ft | Levels 5 to 19 | 7 |
| 30 | $1,517 psf | 1,055 sq ft | Levels 5 to 17 | 9 |
| 31 | $1,277 psf | 1,292 sq ft | Levels 2 to 14 | 5 |
| 32 | $1,151 psf | 1,238 sq ft | Levels 3 to 18 | 6 |
| 33 | $1,281 psf | 1,335 sq ft | Levels 1 to 20 | 10 |
| 34 | $1,282 psf | 1,292 sq ft | Levels 3 to 19 | 6 |
| 35 | $1,208 psf | 1,292 sq ft | Levels 4 to 20 | 9 |
| 36 | $1,289 psf | 1,335 sq ft | Levels 5 to 18 | 8 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Topiary Notes
How these numbers are worked out
- Grade S places The Topiary in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,558 psf at The Topiary against $1,546 psf across District 28, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,465 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 43 resale caveats at The Topiary ranged from $1,317 psf to $1,717 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest rail stop is Fernvale LRT (SW5) (570 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Topiary for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.