Resale Project Scorecard
Turquoise
D04 · HarbourFront, Telok Blangah · 99-year leasehold · completed 2010 · 91 units
Grade D, 2.46 out of 10, the 24th highest score among 24 resale condos in District 4.
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
- 80 yrs
- Resales, 12 months to Oct 2026
- 1
- To HarbourFront MRT
- 2.9 km
Artist's impression: Ho Bee Cove Pte Ltd, Turquoise brochure
Turquoise Score
- D
- Grade
- Score out of 10
- 2.46
- Highest score among 24 resale condos in District 4
- 24th
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, MRT access.
Project's Historical Performance25%1/10
Avg Ann. of -3.88% — bottom 4% within its 2010-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 2/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 2/10.
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
91 units — very small project; niche product with thin resale market.
The district median is 5/10.
MRT Proximity13%1/10
2.9 km from HarbourFront MRT (NE1 / CC29) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7/10.
Rental Yield10%4/10
Rental yield of 3.05% — below-average income return.
The district median is 4/10.
Tenure10%8/10
99YR tenure — about 80 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.50km, far enough that the impact on this project is modest.
The district median is 5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Turquoise scores 2.46
Turquoise scores 2.46 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2350th of 2,350 resale condos scored in Singapore and 24th of 24 in District 4 (HarbourFront, Telok Blangah). Its strongest factors are Tenure (8/10) and Rental Yield (4/10); its weakest is MRT Proximity (1/10).
| Factor | This condoTurquoise | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 1/10 | 2/10 | −0.25 | 0% of district |
| Primary School Effect20% | 1/10 | 2/10 | −0.20 | 0% of district |
| Project Size16% | 3/10 | 5/10 | −0.32 | 0% of district |
| MRT Proximity13% | 1/10 | 7/10 | −0.78 | 0% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 26% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 39% of district |
| Future Transformation6% | 3/10 | 5/10 | −0.12 | 0% of district |
Medians are across the 24 scored resale projects in District 4 (HarbourFront, Telok Blangah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Turquoise and a median-profile project (4.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Turquoise Prices
- Median PSF
- $1,502
- Median price
- $12.0M
- Resale
- 1
Past transactions at Turquoise
31 resales, Nov 2021 to Oct 2026 · median $1,485 psf · $3,000,000 to $12,000,000 · 0 of the 8 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 3 Dec 2025 | 55 Cove Drive | 6 | #06-09094BR · Blk 55 | 4BR | 7,987 | $1,502 | $12,000,000 | Resale |
| 8 Sep 2025 | 55 Cove Drive | 1 | #01-13134BR · Blk 55 | 4BR | 2,562 | $1,483 | $3,800,000 | Resale |
| 8 Sep 2025 | 55 Cove Drive | 4 | #04-14144BR · Blk 55 | 4BR | 2,400 | $1,374 | $3,298,000 | Resale |
| 5 Aug 2025 | 51 Cove Drive | 3 | #03-05053BR · Blk 51 | 3BR | 2,088 | $1,485 | $3,100,000 | Resale |
| 26 Jun 2025 | 55 Cove Drive | 5 | #05-16164BR · Blk 55 | 4BR | 2,497 | $1,402 | $3,500,000 | Resale |
| 13 May 2025 | 55 Cove Drive | 2 | #02-16164BR · Blk 55 | 4BR | 2,497 | $1,222 | $3,051,000 | Resale |
| 15 Oct 2024 | 51 Cove Drive | 6 | #06-01014BR · Blk 51 | 4BR | 6,900 | $1,304 | $9,000,000 | Resale |
| 16 May 2024 | 55 Cove Drive | 1 | #01-15153BR · Blk 55 | 3BR | 2,314 | $1,512 | $3,500,000 | Resale |
| 2 May 2024 | 55 Cove Drive | 1 | #01-14144BR · Blk 55 | 4BR | 2,562 | $1,716 | $4,397,000 | Resale |
| 12 Jan 2024 | 51 Cove Drive | 1 | #01-07073BR · Blk 51 | 3BR | 2,164 | $1,387 | $3,000,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D4 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 6 | $1,483 psf | $1,649 psf |
| Feb–Apr 2022 | 5 | $1,425 psf | $1,699 psf |
| May–Jul 2022 | 1 | — | $1,744 psf |
| Aug–Oct 2022 | 4 | $1,513 psf | $1,785 psf |
| Nov 2022 – Jan 2023 | 2 | $1,565 psf | $1,846 psf |
| Feb–Apr 2023 | 1 | — | $1,998 psf |
| May–Jul 2023 | — | — | $1,789 psf |
| Aug–Oct 2023 | 1 | — | $1,761 psf |
| Nov 2023 – Jan 2024 | 2 | $1,475 psf | $1,750 psf |
| Feb–Apr 2024 | — | — | $1,797 psf |
| May–Jul 2024 | 2 | $1,614 psf | $1,772 psf |
| Aug–Oct 2024 | 1 | — | $1,781 psf |
| Nov 2024 – Jan 2025 | — | — | $1,776 psf |
| Feb–Apr 2025 | — | — | $1,795 psf |
| May–Jul 2025 | 2 | $1,312 psf | $1,823 psf |
| Aug–Oct 2025 | 3 | $1,483 psf | $1,782 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,851 psf |
| Feb–Apr 2026 | — | — | $1,832 psf |
| May–Jul 2026 | — | — | $1,781 psf |
| Aug–Oct 2026 | — | — | $1,800 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Turquoise Rent
- Median rent a month
- $10,000 to $12,000
- Rental contracts
- 20
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 3-bedroom | $10,000 | $9,800 to $10,000 | 9 |
| 4-bedroom | $12,000 | $11,500 to $12,200 | 11 |
Rental contracts at Turquoise
20 contracts, Sep 2025 to Aug 2026 · median $10,750 a month · $9,000 to $23,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 4BR | 2,400 to 2,500 sq ft | $11,500 |
| Aug 2026 | 4BR | 2,400 to 2,500 sq ft | $11,500 |
| Aug 2026 | 4BR | 2,400 to 2,500 sq ft | $12,000 |
| Jul 2026 | 3BR | 2,500 to 2,600 sq ft | $9,600 |
| Jul 2026 | 3BR | 2,000 to 2,100 sq ft | $10,000 |
| Jul 2026 | 3BR | 2,100 to 2,200 sq ft | $10,000 |
| Jul 2026 | 4BR | 2,400 to 2,500 sq ft | $9,500 |
| Jul 2026 | 4BR | 2,400 to 2,500 sq ft | $12,000 |
| Jun 2026 | 3BR | 2,000 to 2,100 sq ft | $9,000 |
| May 2026 | 3BR | 2,400 to 2,500 sq ft | $10,500 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Turquoise By stack
- Highest, stack 11
- $1,717 psf
- Lowest, stack 16
- $1,312 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,336 psf | 2,492 sq ft | Levels 1 to 6 | 4 |
| 03 | $1,449 psf | 2,142 sq ft | Levels 1 to 4 | 3 |
| 04 | $1,460 psf | 2,643 sq ft | Levels 1 to 6 | 2 |
| 09 | $1,517 psf | 5,511 sq ft | Levels 1 to 6 | 2 |
| 11 | $1,717 psf | 2,556 sq ft | Levels 1 to 2 | 2 |
| 13 | $1,699 psf | 2,422 sq ft | Levels 1 to 3 | 3 |
| 14 | $1,687 psf | 2,400 sq ft | Levels 1 to 4 | 3 |
| 16 | $1,312 psf | 2,497 sq ft | Levels 2 to 5 | 2 |
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 →
Turquoise Floor plans
34 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
3-Bedroom16 plans · 2,088 to 3,283 sq ft
4-Bedroom15 plans · 2,400 to 3,746 sq ft
5-Bedroom3 plans · 6,900 to 7,987 sq ft
Floor plans: Ho Bee Cove Pte Ltd, Turquoise brochure. Developer's plans, not drawn to scale; areas include private enclosed space, balconies and pools where printed, and are subject to final survey.
Turquoise Site plan
Every block in 3D, with the sun on each home →
Site map (golf course above, waterway below; unit numbers on the blocks): Ho Bee Cove Pte Ltd, Turquoise brochure. Not drawn to scale.
Turquoise Notes
How these numbers are worked out
- Grade D places Turquoise 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: $1,502 psf at Turquoise against $1,820 psf across District 4, 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 (7 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 (1/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2010, 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 HarbourFront MRT (NE1 / CC29), 2.9 km in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Turquoise for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.