RPS · Resale Project Scorecard
The Vines — Grade C
RPS score 5.08/10 · D14 · Eunos, Geylang, Paya Lebar · 35 units · scored across 7 weighted factors — methodology published.
FH · GUAN HOE DEVELOPMENT PTE LTD · TOP 2003
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.68% — near-median performance within its 2003-era cohort (52th percentile).
2 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 1.00km). Moderate school access.
35 units — very small project; niche product with thin resale market.
0.53km from Eunos Mrt Stn (EW7) — short walk to MRT, good transport convenience.
Rental yield of 2.72% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.19km, far enough that the impact on this project is modest.
Primary schools within 1km: HAIG Girls' School, ST. Stephen's School.
The verdict· Scores updated September 2026
The Vines scores 5.08 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1878th of 2,357 resale condos scored in Singapore and 184th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (3/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at The Vines
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,500 psf, median price $1.76M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,500 psf | $1.76M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,500 psf | $1.76M |
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 Vines: frequently asked questions
Answers generated from the scorecard data — RPS rank 1878th of 2,357, scores updated September 2026.
- Is The Vines a good buy in 2026?
- The Vines scores 5.08/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1878th of 2,357 Singapore resale condos and 184th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. 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 Vines?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at The Vines, at a median of $1,500 psf and a median price of $1.76M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Vines from the nearest MRT station?
- The Vines is about 530m from Eunos MRT (EW7), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Vines compare with Torieville?
- Torieville is the project scored next to The Vines on the District 14 ranking: 5.09 (Grade C) against The Vines's 5.08 (Grade C). The Vines scores higher on Future Transformation (3 vs 0) and Primary School Effect (3 vs 2); Torieville scores higher on Rental Yield (3 vs 8).
- Which primary schools are within 1km of The Vines?
- 2 primary schools are within 1km of The Vines: HAIG Girls' School, ST. Stephen's School. 2 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 1.00km). Moderate school access. The Vines scores 3/10 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 Vines, and how big is the project?
- The Vines is freehold, completed in 2003, has 35 units, developed by GUAN HOE DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 35 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 Vines in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on The Vines — PSF trends, rival comparison, and our verdict — in your inbox.