RPS · Resale Project Scorecard
Vista Residences — Grade A
RPS score 7.09/10 · D12 · Balestier, Toa Payoh · 280 units · scored across 7 weighted factors — methodology published.
FH · ARTS ASSOCIATE CO PTE LTD · TOP 2013
Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.49% — top-quartile performance within its 2013-era cohort (78th percentile).
1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 0.49km away). Adequate but narrow school optionality.
280 units — good project size supporting active resale market and adequate facilities.
0.70km from Toa Payoh Mrt Stn (NS19) — short walk to MRT, good transport convenience.
Rental yield of 2.74% — below-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 1.80km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ Primary (TOA Payoh).
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The verdict· Scores updated September 2026
Vista Residences scores 7.09 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 307th of 2,357 resale condos scored in Singapore and 11th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Vista Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $2,133 psf, median price $2.50M. Median PSF is up 2.8% on the previous 12 months (Oct 2024 – Sep 2025, $2,074 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $2,131 psf | $2.50M |
| Jan–Mar 2026 | 1 | $2,051 psf | $2.45M |
| Apr–Jun 2026 | 3 | $2,184 psf | $3.05M |
| Jul–Sep 2026 | 1 | $2,135 psf | $1.93M |
| 12-month total | 8 | $2,133 psf | $2.50M |
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.
Vista Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 307th of 2,357, scores updated September 2026.
- Is Vista Residences a good buy in 2026?
- Vista Residences scores 7.09/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 307th of 2,357 Singapore resale condos and 11th of 116 in District 12 (Balestier, Toa Payoh). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation. 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 Vista Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Vista Residences, at a median of $2,133 psf and a median price of $2.50M (range $1,900 psf to $2,197 psf). The median PSF is up 2.8% on the previous 12 months (Oct 2024 – Sep 2025, $2,074 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Vista Residences from the nearest MRT station?
- Vista 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 Vista Residences compare with The Arte?
- The Arte is the project scored next to Vista Residences on the District 12 ranking: 7.09 (Grade A) against Vista Residences's 7.09 (Grade A). The two are level on every factor.
- Which primary schools are within 1km of Vista Residences?
- One primary school is within 1km of Vista Residences: CHIJ Primary (TOA Payoh). 1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 0.49km away). Adequate but narrow school optionality. Vista Residences scores 7/10 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 Vista Residences, and how big is the project?
- Vista Residences is freehold, completed in 2013, has 280 units, developed by ARTS ASSOCIATE CO PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 280 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Toa Payoh & Balestier, Ranked by the Data
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The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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