Resale Project Scorecard
Tivoli Grande
D15 · East Coast, Marine Parade · freehold · completed 2012 · 82 units
Grade B, 5.87 out of 10, the 273rd highest score among 434 resale condos in District 15.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 1
- To Eunos MRT
- 830 m
Artist's impression: KS Development Pte Ltd, Tivoli Grande brochure
Tivoli Grande Score
- B
- Grade
- Score out of 10
- 5.87
- Highest score among 434 resale condos in District 15
- 273rd
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.96% — below-median performance vs same-vintage peers (33rd percentile of 2012-era cohort).
The district median is 6.5/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Haig Girls' School at 0.32km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Haig Girls' School
- CHIJ (Katong) Primary
- Tao Nan School
- Tanjong Katong 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%3/10
82 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%6/10
830 m from Eunos MRT (EW7) — moderate MRT proximity; walkable but not doorstep.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.27% — above-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.93km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Tivoli Grande scores 5.87
Tivoli Grande scores 5.87 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1318th of 2,350 resale condos scored in Singapore and 273rd of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10).
| Factor | This condoTivoli Grande | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 6.5/10 | −0.62 | 6% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 53% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 6/10 | 8/10 | −0.26 | 0% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 64% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 54% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Tivoli Grande and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Tivoli Grande Prices
- Median PSF
- $1,358
- Median price
- $1.55M
- Resale
- 1
Past transactions at Tivoli Grande
30 resales, Nov 2021 to Oct 2026 · median $1,375 psf · $755,000 to $2,110,000 · 27 of 30 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 7 Jul 2026 | 128 Koon Seng Road | 5 | #05-13132BR · Blk 128 | 2BR | 1,141 | $1,358 | $1,550,000 | Resale |
| 28 Oct 2025 | 126 Koon Seng Road | 3 | #03-04042BR · Blk 126 | 2BR | 850 | $1,670 | $1,420,000 | Resale |
| 3 Sep 2025 | 128 Koon Seng Road | 4 | #04-16162BR · Blk 128 | 2BR | 700 | $1,629 | $1,140,000 | Resale |
| 17 Apr 2025 | 126 Koon Seng Road | 3 | #03-07072BR · Blk 126 | 2BR | 850 | $1,576 | $1,340,000 | Resale |
| 19 Mar 2025 | 126 Koon Seng Road | 5 | #05-06063BR · Blk 126 | 3BR | 1,529 | $1,380 | $2,110,000 | Resale |
| 3 Feb 2025 | 128 Koon Seng Road | 2 | #02-20202BR · Blk 128 | 2BR | 850 | $1,562 | $1,328,000 | Resale |
| 14 Jan 2025 | 126 Koon Seng Road | 3 | #03-09092BR · Blk 126 | 2BR | 797 | $1,740 | $1,386,000 | Resale |
| 7 Oct 2024 | 128 Koon Seng Road | 2 | #02-19192BR · Blk 128 | 2BR | 850 | $1,505 | $1,280,000 | Resale |
| 15 May 2024 | 128 Koon Seng Road | 3 | #03-16162BR · Blk 128 | 2BR | 700 | $1,608 | $1,125,000 | Resale |
| 15 Apr 2024 | 128 Koon Seng Road | 2 | #02-17172BR · Blk 128 | 2BR | 797 | $1,695 | $1,350,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 4 | $1,340 psf | $1,480 psf |
| Feb–Apr 2022 | 1 | — | $1,516 psf |
| May–Jul 2022 | 3 | $1,280 psf | $1,588 psf |
| Aug–Oct 2022 | 4 | $1,312 psf | $1,554 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,558 psf |
| Feb–Apr 2023 | — | — | $1,677 psf |
| May–Jul 2023 | 1 | — | $1,646 psf |
| Aug–Oct 2023 | 1 | — | $1,750 psf |
| Nov 2023 – Jan 2024 | 2 | $1,618 psf | $1,632 psf |
| Feb–Apr 2024 | 4 | $1,297 psf | $1,717 psf |
| May–Jul 2024 | 1 | — | $1,742 psf |
| Aug–Oct 2024 | 1 | — | $1,829 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,753 psf |
| Feb–Apr 2025 | 3 | $1,562 psf | $1,827 psf |
| May–Jul 2025 | — | — | $1,767 psf |
| Aug–Oct 2025 | 2 | $1,650 psf | $1,868 psf |
| Nov 2025 – Jan 2026 | — | — | $1,826 psf |
| Feb–Apr 2026 | — | — | $1,840 psf |
| May–Jul 2026 | 1 | — | $1,872 psf |
| Aug–Oct 2026 | — | — | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +1.7% a year, ranked 46 of 53 in D15 and 569 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Tivoli Grande Rent
- Median rent a month
- $2,930 to $3,600
- Rental contracts
- 16
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 1-bedroom | $2,930 | — | 4 |
| 2-bedroom | $3,600 | $3,480 to $3,700 | 12 |
Rental contracts at Tivoli Grande
16 contracts, Sep 2025 to Aug 2026 · median $3,500 a month · $2,800 to $3,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,700 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,350 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $3,600 |
| May 2026 | 2BR | 900 to 1,000 sq ft | $3,500 |
| Apr 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Mar 2026 | 1BR | 500 to 600 sq ft | $3,000 |
| Feb 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Feb 2026 | 2BR | 800 to 900 sq ft | $3,600 |
| Feb 2026 | 2BR | 800 to 900 sq ft | $3,900 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Tivoli Grande By stack
- Highest, stack 16
- $1,608 psf
- Lowest, stack 13
- $1,293 psf
- Stacks with 2+ resales
- 7
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $1,472 psf | 1,189 sq ft | Levels 3 to 5 | 2 |
| 09 | $1,576 psf | 797 sq ft | Levels 2 to 3 | 3 |
| 10 | $1,386 psf | 700 sq ft | Levels 2 to 4 | 3 |
| 11 | $1,294 psf | 850 sq ft | Levels 3 to 5 | 3 |
| 12 | $1,341 psf | 1,195 sq ft | Levels 4 to 5 | 2 |
| 13 | $1,293 psf | 1,141 sq ft | Level 5 | 2 |
| 16 | $1,608 psf | 700 sq ft | Levels 3 to 5 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Tivoli Grande Floor plans
42 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 560 sq ft
2-Bedroom26 plans · 700 to 1,249 sq ft
3-Bedroom12 plans · 1,389 to 1,539 sq ft
Floor plans: KS Development Pte Ltd, Tivoli Grande brochure. Developer's plans, not drawn to scale; areas are approximate and subject to final survey.
Tivoli Grande Site plan
Every block in 3D, with the sun on each home →
Site plan (Koon Seng Road at the top, Still Road on the right): KS Development Pte Ltd, Tivoli Grande brochure. Not drawn to scale.
Tivoli Grande Notes
How these numbers are worked out
- Grade B places Tivoli Grande 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: $1,358 psf at Tivoli Grande against $1,852 psf across District 15, 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). 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 (11 here) 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.
- Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2012, 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 MRT is Eunos MRT (EW7), 830 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 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 Tivoli Grande for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.