RPS · Resale Project Scorecard
The Topiary — Grade S
RPS score 7.52/10 · D28 · Seletar, Yio Chu Kang · 700 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 1/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
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.
2 primary schools within 1km (nearest: FERNVALE PRIMARY SCHOOL at 0.28km). Exceptional school catchment — strong appeal for families with young children.
700 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.58km from Fernvale Lrt Stn (SW5) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.28% — above-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.92km, far enough that the impact on this project is modest.
Primary schools within 1km: Fernvale Primary School, Sengkang Green Primary School.
The verdict· Scores updated September 2026
The Topiary scores 7.52 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 171st of 2,357 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). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation, MRT access.
See all 17 scored condos in District 28 (Seletar, Yio Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Topiary
12 months to September 2026 (Oct 2025 – Sep 2026): 44 resale transactions, median $1,545 psf, median price $1.72M. Median PSF is up 5.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,460 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 14 | $1,525 psf | $1.81M |
| Jan–Mar 2026 | 11 | $1,573 psf | $1.71M |
| Apr–Jun 2026 | 12 | $1,528 psf | $1.65M |
| Jul–Sep 2026 | 7 | $1,550 psf | $1.72M |
| 12-month total | 44 | $1,545 psf | $1.72M |
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 Topiary: frequently asked questions
Answers generated from the scorecard data — RPS rank 171st of 2,357, scores updated September 2026.
- Is The Topiary a good buy in 2026?
- The Topiary scores 7.52/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 171st of 2,357 Singapore resale condos and 3rd of 17 in District 28 (Seletar, Yio Chu Kang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation, 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 Topiary?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 44 resale transactions at The Topiary, at a median of $1,545 psf and a median price of $1.72M (range $1,317 psf to $1,717 psf). The median PSF is up 5.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,460 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 Topiary from the nearest MRT station?
- The nearest rail stop to The Topiary is Fernvale LRT (SW5), about 580m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and The Topiary scores 1/10 on it.
- How does The Topiary compare with Riverbank @ Fernvale?
- Riverbank @ Fernvale is the project scored next to The Topiary on the District 28 ranking: 7.68 (Grade S) against The Topiary's 7.52 (Grade S). The Topiary scores higher on Project's Historical Performance (10 vs 9); Riverbank @ Fernvale scores higher on Primary School Effect (9 vs 10) and MRT Proximity (1 vs 2).
- Which primary schools are within 1km of The Topiary?
- 2 primary schools are within 1km of The Topiary: Fernvale Primary School, Sengkang Green Primary School. 2 primary schools within 1km (nearest: FERNVALE PRIMARY SCHOOL at 0.28km). Exceptional school catchment — strong appeal for families with young children. The Topiary 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 Topiary, and how big is the project?
- The Topiary is 99-year leasehold, completed in 2016, has 700 units, developed by Far East Organization. 99YR tenure — about 85 years remaining — no near-term decay concern. 700 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Topiary in Seletar, Yio Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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