RPS · Resale Project Scorecard
Valley Park — Grade A
RPS score 6.47/10 · D10 · Bukit Timah, Holland, Tanglin · 728 units · scored across 7 weighted factors — methodology published.
999YR · Bukit Sembawang Estates · TOP 1997
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.91% — below-median performance vs same-vintage peers (34th percentile of 1997-era cohort).
3 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families.
728 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.65km from Great World Mrt Stn (TE15) — short walk to MRT, good transport convenience.
Rental yield of 2.39% — weak income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.41km, far enough that the impact on this project is modest.
Primary schools within 1km: Alexandra Primary School, River Valley Primary School, Zhangde Primary School.
The verdict· Scores updated September 2026
Valley Park scores 6.47 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 673rd of 2,357 resale condos scored in Singapore and 13th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Valley Park
12 months to September 2026 (Oct 2025 – Sep 2026): 21 resale transactions, median $2,253 psf, median price $2.74M. Median PSF is up 5.4% on the previous 12 months (Oct 2024 – Sep 2025, $2,138 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $2,254 psf | $2.72M |
| Jan–Mar 2026 | 3 | $2,070 psf | $2.50M |
| Apr–Jun 2026 | 7 | $2,264 psf | $3.45M |
| Jul–Sep 2026 | 3 | $2,232 psf | $2.90M |
| 12-month total | 21 | $2,253 psf | $2.74M |
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.
Valley Park: frequently asked questions
Answers generated from the scorecard data — RPS rank 673rd of 2,357, scores updated September 2026.
- Is Valley Park a good buy in 2026?
- Valley Park scores 6.47/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 673rd of 2,357 Singapore resale condos and 13th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Strong project with clear strengths. Standout strengths: project size, tenure. 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 Valley Park?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 21 resale transactions at Valley Park, at a median of $2,253 psf and a median price of $2.74M (range $1,973 psf to $2,570 psf). The median PSF is up 5.4% on the previous 12 months (Oct 2024 – Sep 2025, $2,138 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Valley Park from the nearest MRT station?
- Valley Park is about 650m from Great World MRT (TE15), 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 Valley Park compare with One Jervois?
- One Jervois is the project scored next to Valley Park on the District 10 ranking: 6.53 (Grade A) against Valley Park's 6.47 (Grade A). Valley Park scores higher on Project Size (10 vs 8) and Primary School Effect (8 vs 7); One Jervois scores higher on Project's Historical Performance (4 vs 6) and Rental Yield (2 vs 3).
- Which primary schools are within 1km of Valley Park?
- 3 primary schools are within 1km of Valley Park: Alexandra Primary School, River Valley Primary School, Zhangde Primary School. 3 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families. Valley Park scores 8/10 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 Valley Park, and how big is the project?
- Valley Park is 999-year leasehold, completed in 1997, has 728 units, developed by Bukit Sembawang Estates. 999-year tenure — effectively freehold from a valuation standpoint. 728 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Valley Park in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- One JervoisA6.53
- CyanB6.42
- Jervois TreasuresA6.60
- MontviewB6.42
- d'Leedon (Former Farrer Court)A6.69
- Jaya TowerB6.40
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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