RPS · Resale Project Scorecard
Vivace — Grade C
RPS score 5.29/10 · D09 · Orchard, River Valley · 85 units · scored across 7 weighted factors — methodology published.
999YR · HERITAGE @ TONG WATT PTE LTD · TOP 2012
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.04% — bottom 19% within its 2012-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.56km away). Adequate but narrow school optionality.
85 units — very small project; niche product with thin resale market.
0.41km from Fort Canning Mrt Stn (DT20) — short walk to MRT, good transport convenience.
Rental yield of 3.79% — strong income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.25km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
Vivace scores 5.29 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1720th of 2,357 resale condos scored in Singapore and 146th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Vivace
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,068 psf, median price $1.06M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,068 psf | $1.06M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $2,068 psf | $1.06M |
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.
Vivace: frequently asked questions
Answers generated from the scorecard data — RPS rank 1720th of 2,357, scores updated September 2026.
- Is Vivace a good buy in 2026?
- Vivace scores 5.29/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1720th of 2,357 Singapore resale condos and 146th of 205 in District 9 (Orchard, River Valley). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation. 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 Vivace?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Vivace, at a median of $2,068 psf and a median price of $1.06M (range $1,980 psf to $2,156 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Vivace from the nearest MRT station?
- Vivace is about 410m from Fort Canning MRT (DT20), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Vivace compare with The Verv @ Rv?
- The Verv @ Rv is the project scored next to Vivace on the District 9 ranking: 5.30 (Grade C) against Vivace's 5.29 (Grade C). Vivace scores higher on Rental Yield (7 vs 3); The Verv @ Rv scores higher on Project's Historical Performance (2 vs 3) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of Vivace?
- One primary school is within 1km of Vivace: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.56km away). Adequate but narrow school optionality. Vivace 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 Vivace, and how big is the project?
- Vivace is 999-year leasehold, completed in 2012, has 85 units, developed by HERITAGE @ TONG WATT PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 85 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 Vivace in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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