RPS · Resale Project Scorecard
Tiara — Grade A
RPS score 6.48/10 · D09 · Orchard, River Valley · 264 units · scored across 7 weighted factors — methodology published.
FH · Ho Bee Land · TOP 1995
Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.27% — near-median performance within its 1995-era cohort (46th percentile).
2 primary schools within 1km (nearest: RIVER VALLEY PRIMARY SCHOOL at 0.55km). Strong school proximity — a genuine advantage for young families.
264 units — good project size supporting active resale market and adequate facilities.
330m from Great World Mrt Stn (TE15) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.36% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.12km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School, Alexandra Primary School.
The verdict· Scores updated September 2026
Tiara scores 6.48 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 663rd of 2,357 resale condos scored in Singapore and 20th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Tiara
12 months to September 2026 (Oct 2025 – Sep 2026): 11 resale transactions, median $2,518 psf, median price $3.26M. Median PSF is up 4.5% on the previous 12 months (Oct 2024 – Sep 2025, $2,410 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $2,518 psf | $2.30M |
| Jan–Mar 2026 | 4 | $2,514 psf | $3.52M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 2 | $2,542 psf | $2.79M |
| 12-month total | 11 | $2,518 psf | $3.26M |
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.
Tiara: frequently asked questions
Answers generated from the scorecard data — RPS rank 663rd of 2,357, scores updated September 2026.
- Is Tiara a good buy in 2026?
- Tiara scores 6.48/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 663rd of 2,357 Singapore resale condos and 20th of 205 in District 9 (Orchard, River Valley). Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns. 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 Tiara?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 11 resale transactions at Tiara, at a median of $2,518 psf and a median price of $3.26M (range $2,407 psf to $2,676 psf). The median PSF is up 4.5% on the previous 12 months (Oct 2024 – Sep 2025, $2,410 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Tiara from the nearest MRT station?
- Tiara is about 330m from Great World MRT (TE15), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tiara compare with Aspen Heights?
- Aspen Heights is the project scored next to Tiara on the District 9 ranking: 6.52 (Grade A) against Tiara's 6.48 (Grade A). Tiara scores higher on Project's Historical Performance (5 vs 4) and MRT Proximity (9 vs 8); Aspen Heights scores higher on Project Size (8 vs 10) and Rental Yield (2 vs 3).
- Which primary schools are within 1km of Tiara?
- 2 primary schools are within 1km of Tiara: River Valley Primary School, Alexandra Primary School. 2 primary schools within 1km (nearest: RIVER VALLEY PRIMARY SCHOOL at 0.55km). Strong school proximity — a genuine advantage for young families. Tiara scores 7/10 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 Tiara, and how big is the project?
- Tiara is freehold, completed in 1995, has 264 units, developed by Ho Bee Land. Freehold tenure — no lease decay concerns, preserves long-term value. 264 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tiara in Orchard, River Valley
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 Tiara — PSF trends, rival comparison, and our verdict — in your inbox.