Resale Project Scorecard
Varsity Park Condo
D05 · Buona Vista, Clementi, Pasir Panjang · 99-year leasehold · completed 2008 · 530 units
Grade B, 6.10 out of 10, the 23rd highest score among 90 resale condos in District 5.
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
- 77 yrs
- Resales, 12 months to Oct 2026
- 12
- To Kent Ridge MRT
- 1.7 km
Background: Buona Vista, Clementi, Pasir Panjang, not this condo. Photo credits
Varsity Park Condo Score
- B
- Grade
- Score out of 10
- 6.10
- Highest score among 90 resale condos in District 5
- 23rd
Solid, middle-of-the-pack project. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access, schools.
Project's Historical Performance25%10/10
Avg Ann. of +4.57% places this condo in the top 9% of its 2008-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 5.5/10.
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 1/10.
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%10/10
530 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%2/10
1.7 km from Kent Ridge MRT (CC24) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.46% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 0.89km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
Why Varsity Park Condo scores 6.10
Varsity Park Condo scores 6.10 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1113th of 2,350 resale condos scored in Singapore and 23rd of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Primary School Effect (1/10).
| Factor | This condoVarsity Park Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 5.5/10 | +1.13 | 94% of district |
| Primary School Effect20% | 1/10 | 1/10 | ±0.00 | 0% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 88% of district |
| MRT Proximity13% | 2/10 | 7.5/10 | −0.71 | 1% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 47% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 7% of district |
| Future Transformation6% | 6/10 | 6/10 | ±0.00 | 31% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Varsity Park Condo and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Varsity Park Condo Prices
By unit type at Varsity Park Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,609 sq ft | 1,609 sq ft | $2.12M to $2.58M | $1,500 psf | 8 |
| 4-bedroom2,061 sq ft | 2,061 sq ft | $2.41M to $3.30M | $1,459 psf | 4 |
Past transactions at Varsity Park Condo
12 resales, Nov 2025 to Oct 2026 · median $1,489 psf · $2,120,000 to $3,300,000 · all 12 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 22 Jun 2026 | 66 West Coast Road | 5 | #05-87874BR · Blk 66 | 4BR | 2,228 | $1,481 | $3,300,000 | Resale |
| 19 Jun 2026 | 40 West Coast Road | 5 | #05-39393BR · Blk 40 | 3BR | 2,013 | $1,282 | $2,580,000 | Resale |
| 2 Jun 2026 | 54 West Coast Road | 1 | #01-61613BR · Blk 54 | 3BR | 1,615 | $1,455 | $2,350,000 | Resale |
| 18 May 2026 | 60 West Coast Road | 1 | #01-74744BR · Blk 60 | 4BR | 1,895 | $1,436 | $2,720,000 | Resale |
| 29 Apr 2026 | 60 West Coast Road | 5 | #05-74744BR · Blk 60 | 4BR | 2,379 | $1,387 | $3,300,000 | Resale |
| 30 Mar 2026 | 62 West Coast Road | 2 | #02-79794BR · Blk 62 | 4BR | 1,529 | $1,575 | $2,408,000 | Resale |
| 26 Mar 2026 | 52 West Coast Road | 1 | #01-59593BR · Blk 52 | 3BR | 1,636 | $1,476 | $2,415,000 | Resale |
| 10 Mar 2026 | 24 West Coast Road | 2 | #02-08083BR · Blk 24 | 3BR | 1,313 | $1,622 | $2,130,000 | Resale |
| 29 Jan 2026 | 36 West Coast Road | 1 | #01-32323BR · Blk 36 | 3BR | 1,636 | $1,504 | $2,460,000 | Resale |
| 26 Jan 2026 | 24 West Coast Road | 1 | #01-06063BR · Blk 24 | 3BR | 1,604 | $1,496 | $2,400,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,838 psf |
| Dec 2025 | — | — | $1,924 psf |
| Jan 2026 | 3 | $1,504 psf | $1,829 psf |
| Feb 2026 | — | — | $1,868 psf |
| Mar 2026 | 3 | $1,575 psf | $1,872 psf |
| Apr 2026 | 1 | — | $1,875 psf |
| May 2026 | 1 | — | $1,831 psf |
| Jun 2026 | 3 | $1,455 psf | $1,873 psf |
| Jul 2026 | — | — | $1,913 psf |
| Aug 2026 | — | — | $1,878 psf |
| Sep 2026 | — | — | $1,921 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.4% a year, ranked 10 of 40 in D05 and 157 of 715 condos. See the most profitable condos in D05 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Varsity Park Condo Rent
- Median rent a month
- $5,950 to $8,500
- Gross yield
- 3.4%
- Rental contracts
- 67
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $5,950 | $5,430 to $6,230 | — | 22 |
| 3-bedroom | $6,800 | $6,500 to $7,280 | 3.4% | 38 |
| 4-bedroom | $8,500 | $7,030 to $8,580 | 3.4% | 7 |
Rental contracts at Varsity Park Condo
67 contracts, Sep 2025 to Aug 2026 · median $6,500 a month · $4,750 to $9,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,300 to 1,400 sq ft | $6,000 |
| Aug 2026 | 2BR | 1,300 to 1,400 sq ft | $6,150 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $6,200 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $6,650 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $6,900 |
| Aug 2026 | 3BR | 2,300 to 2,400 sq ft | $7,550 |
| Aug 2026 | 3BR | 2,200 to 2,300 sq ft | $8,300 |
| Aug 2026 | 4BR | 1,700 to 1,800 sq ft | $6,500 |
| Aug 2026 | 4BR | 2,300 to 2,400 sq ft | $8,650 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $5,400 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Varsity Park Condo By stack
- Highest, stack 32
- $1,545 psf
- Lowest, stack 39
- $1,190 psf
- Stacks with 2+ resales
- 14
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 03 | $1,450 psf | 1,851 sq ft | Levels 4 to 5 | 2 |
| 27 | $1,392 psf | 1,781 sq ft | Levels 2 to 5 | 2 |
| 32 | $1,545 psf | 1,550 sq ft | Levels 1 to 4 | 2 |
| 39 | $1,190 psf | 2,013 sq ft | Level 5 | 2 |
| 53 | $1,483 psf | 1,292 sq ft | Levels 2 to 5 | 3 |
| 57 | $1,408 psf | 1,647 sq ft | Levels 1 to 4 | 2 |
| 61 | $1,455 psf | 1,507 sq ft | Levels 1 to 3 | 2 |
| 67 | $1,372 psf | 2,034 sq ft | Levels 1 to 5 | 2 |
Show the other 6 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 68 | $1,358 psf | 1,717 sq ft | Levels 1 to 3 | 2 |
| 72 | $1,404 psf | 1,878 sq ft | Levels 2 to 5 | 2 |
| 74 | $1,412 psf | 2,137 sq ft | Levels 1 to 5 | 2 |
| 79 | $1,398 psf | 1,878 sq ft | Levels 2 to 5 | 2 |
| 81 | $1,496 psf | 1,491 sq ft | Levels 2 to 3 | 2 |
| 96 | $1,538 psf | 1,367 sq ft | Levels 3 to 4 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Varsity Park Condo Notes
How these numbers are worked out
- Grade B places Varsity Park Condo 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: $1,489 psf at Varsity Park Condo against $1,875 psf across District 5, 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; the year before is Nov 2024 – Oct 2025, median $1,577 psf). 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.
- 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. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- 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 (46 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. In the 12 months to October 2026, the 12 resale caveats at Varsity Park Condo ranged from $1,282 psf to $1,628 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2008, 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 Kent Ridge MRT (CC24), 1.7 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 Varsity Park Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.