Resale Project Scorecard
Villa Marina
D15 · East Coast, Marine Parade · 99-year leasehold · completed 1999 · 432 units
Grade B, 6.13 out of 10, the 225th 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 →
- Lease left, about
- 68 yrs
- Resales, 12 months to Oct 2026
- 13
- To Siglap MRT
- 70 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Villa Marina Score
- B
- Grade
- Score out of 10
- 6.13
- Highest score among 434 resale condos in District 15
- 225th
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.68% — near-median performance within its 1999-era cohort (68th percentile).
The district median is 6.5/10.
Primary School Effect20%3/10
1 primary school within 1km (Opera Estate Primary School, 0.89km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 8/10.
- Opera Estate 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%8/10
432 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
70 m from Siglap MRT (TE28) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.25% — above-average income return.
The district median is 4/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 1.99km, far enough that the impact on this project is modest.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Villa Marina scores 6.13
Villa Marina scores 6.13 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1071st of 2,350 resale condos scored in Singapore and 225th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are MRT Proximity (10/10) and Project Size (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoVilla Marina | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6.5/10 | +0.13 | 50% of district |
| Primary School Effect20% | 3/10 | 8/10 | −1.00 | 14% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 93% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 85% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 64% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 1% of district |
| Future Transformation6% | 3/10 | 1/10 | +0.12 | 90% 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 Villa Marina 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.
Villa Marina Prices
By unit type at Villa Marina
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,529 sq ft | 1,529 sq ft | $1.52M to $2.14M | $1,300 psf | 8 |
| 4-bedroom1,857 sq ft | 1,857 sq ft | $1.89M to $2.59M | $1,270 psf | 4 |
Past transactions at Villa Marina
13 resales, Nov 2025 to Oct 2026 · median $1,299 psf · $1,500,000 to $2,590,000 · 12 of the 12 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Sep 2026 | 21 Jalan Sempadan | 4 | #04-12124BR · Blk 21 | 4BR | 2,024 | $1,280 | $2,590,000 | Resale |
| 24 Aug 2026 | 25 Jalan Sempadan | 1 | #01-18183BR · Blk 25 | 3BR | 1,561 | $1,228 | $1,916,800 | Resale |
| 7 Aug 2026 | 37 Jalan Sempadan | 1 | #01-10103BR · Blk 37 | 3BR | 1,529 | $1,301 | $1,988,000 | Resale |
| 3 Aug 2026 | 27 Jalan Sempadan | 1 | #01-11113BR · Blk 27 | 3BR | 1,615 | $1,189 | $1,920,000 | Resale |
| 22 Jul 2026 | 25 Jalan Sempadan | 2 | #02-16163BR · Blk 25 | 3BR | 1,152 | $1,320 | $1,520,000 | Resale |
| 12 Jun 2026 | 23 Jalan Sempadan | 1 | #01-09093BR · Blk 23 | 3BR | 1,647 | $1,299 | $2,140,000 | Resale |
| 8 Jun 2026 | 37 Jalan Sempadan | 3 | #03-11113BR · Blk 37 | 3BR | 1,281 | $1,612 | $2,065,000 | Resale |
| 4 Jun 2026 | 37 Jalan Sempadan | 2 | #02-08083BR · Blk 37 | 3BR | 1,152 | $1,563 | $1,800,000 | Resale |
| 7 Apr 2026 | 25 Jalan Sempadan | 1 | #01-08084BR · Blk 25 | 4BR | 1,690 | $1,219 | $2,060,000 | Resale |
| 17 Mar 2026 | 21 Jalan Sempadan | 4 | #04-04044BR · Blk 21 | 4BR | 2,024 | $1,260 | $2,550,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2025 | 2 | $1,334 psf | $1,829 psf |
| Dec 2025 | — | — | $1,793 psf |
| Jan 2026 | 1 | — | $1,828 psf |
| Feb 2026 | — | — | $1,812 psf |
| Mar 2026 | 1 | — | $1,904 psf |
| Apr 2026 | 1 | — | $1,851 psf |
| May 2026 | — | — | $2,010 psf |
| Jun 2026 | 3 | $1,563 psf | $1,831 psf |
| Jul 2026 | 1 | — | $1,875 psf |
| Aug 2026 | 3 | $1,228 psf | $1,904 psf |
| Sep 2026 | 1 | — | $1,957 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.5% a year, ranked 10 of 53 in D15 and 145 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 →
Villa Marina Rent
- Median rent a month
- $4,400 to $5,000
- Gross yield
- 2.6% to 3.1%
- Rental contracts
- 57
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,400 | $4,310 to $4,650 | — | 18 |
| 3-bedroom | $5,000 | $4,800 to $5,500 | 3.1% | 35 |
| 4-bedroom | $5,000 | — | 2.6% | 4 |
Rental contracts at Villa Marina
57 contracts, Sep 2025 to Aug 2026 · median $4,900 a month · $4,000 to $7,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $4,450 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,500 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $5,500 |
| Aug 2026 | 3BR | 2,000 to 2,100 sq ft | $6,300 |
| Jul 2026 | 2BR | 1,500 to 1,600 sq ft | $4,100 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $5,300 |
| Jul 2026 | 3BR | 1,700 to 1,800 sq ft | $5,700 |
| Jul 2026 | 3BR | 1,600 to 1,700 sq ft | $6,000 |
| Jul 2026 | 4BR | 2,000 to 2,100 sq ft | $5,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Villa Marina By stack
- Highest, stack 05
- $1,570 psf
- Lowest, stack 15
- $1,038 psf
- Stacks with 2+ resales
- 14
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,275 psf | 1,679 sq ft | Levels 1 to 4 | 3 |
| 02 | $1,374 psf | 1,281 sq ft | Levels 1 to 4 | 6 |
| 03 | $1,161 psf | 1,507 sq ft | Levels 1 to 4 | 9 |
| 04 | $1,307 psf | 1,249 sq ft | Levels 2 to 4 | 6 |
| 05 | $1,570 psf | 1,249 sq ft | Levels 1 to 3 | 3 |
| 06 | $1,285 psf | 1,346 sq ft | Levels 1 to 4 | 4 |
| 07 | $1,044 psf | 1,561 sq ft | Levels 1 to 4 | 3 |
| 08 | $1,346 psf | 1,152 sq ft | Levels 1 to 4 | 7 |
Show the other 6 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,299 psf | 1,647 sq ft | Levels 1 to 4 | 3 |
| 10 | $1,309 psf | 1,281 sq ft | Levels 1 to 4 | 7 |
| 11 | $1,393 psf | 1,329 sq ft | Levels 1 to 3 | 4 |
| 12 | $1,280 psf | 1,755 sq ft | Levels 1 to 4 | 5 |
| 15 | $1,038 psf | 2,013 sq ft | Levels 3 to 4 | 3 |
| 16 | $1,363 psf | 1,152 sq ft | Levels 2 to 3 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Villa Marina Notes
How these numbers are worked out
- Grade B places Villa Marina 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: $1,299 psf at Villa Marina 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; the year before is Nov 2024 – Oct 2025, median $1,507 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. 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. 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 (6 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 13 resale caveats at Villa Marina ranged from $1,189 psf to $1,612 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1999, 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 Siglap MRT (TE28), 70 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Villa Marina for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.