RPS · Resale Project Scorecard
Va Residences — Grade B
RPS score 5.63/10 · D12 · Balestier, Toa Payoh · 52 units · scored across 7 weighted factors — methodology published.
FH · WANG YANG DEVELOPMENT PTE LTD · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.02% — below-median performance vs same-vintage peers (22th percentile of 2016-era cohort).
1 primary school within 1km (HONG WEN SCHOOL, 1.04km away). Adequate but narrow school optionality.
52 units — very small project; niche product with thin resale market.
0.70km from Toa Payoh Mrt Stn (NS19) — short walk to MRT, good transport convenience.
Rental yield of 3.24% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.00km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School.
The verdict· Scores updated September 2026
Va Residences scores 5.63 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1424th of 2,357 resale condos scored in Singapore and 92nd of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Va Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,597 psf, median price $830,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,641 psf | $830,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,506 psf | $940,000 |
| Jul–Sep 2026 | 2 | $1,604 psf | $820,000 |
| 12-month total | 5 | $1,597 psf | $830,000 |
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.
Va Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1424th of 2,357, scores updated September 2026.
- Is Va Residences a good buy in 2026?
- Va Residences scores 5.63/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1424th of 2,357 Singapore resale condos and 92nd of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. 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 Va Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Va Residences, at a median of $1,597 psf and a median price of $830,000 (range $1,442 psf to $1,641 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Va Residences from the nearest MRT station?
- Va Residences is about 700m from Toa Payoh MRT (NS19), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Va Residences compare with M66?
- M66 is the project scored next to Va Residences on the District 12 ranking: 5.66 (Grade B) against Va Residences's 5.63 (Grade B). Va Residences scores higher on Primary School Effect (9 vs 7) and Future Transformation (3 vs 1); M66 scores higher on Rental Yield (5 vs 7) and Project's Historical Performance (3 vs 4).
- Which primary schools are within 1km of Va Residences?
- One primary school is within 1km of Va Residences: HONG WEN School. 1 primary school within 1km (HONG WEN SCHOOL, 1.04km away). Adequate but narrow school optionality. Va Residences 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 Va Residences, and how big is the project?
- Va Residences is freehold, completed in 2016, has 52 units, developed by WANG YANG DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 52 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 Va Residences in Balestier, Toa Payoh
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 Va Residences — PSF trends, rival comparison, and our verdict — in your inbox.