CGrade

Resale Project Scorecard

Volari

D10 · Bukit Timah, Holland, Tanglin · freehold · completed 2012 · 85 units

Grade C, 5.22 out of 10, the 165th highest score among 307 resale condos in District 10.

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 →

Tenure: Freehold
Resales, 12 months to Oct 2026: 0
To Newton MRT: 610 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Volari Score

C
Grade
Score out of 10: 5.22
Highest score among 307 resale condos in District 10: 165th

Below-average project with notable weaknesses. Standout strengths: tenure, schools. Key weaknesses: project size, rental yield.

Project's Historical Performance25%3/10

Avg Ann. of +0.08% — below-median performance vs same-vintage peers (22nd percentile of 2012-era cohort).

The district median is 4/10.

Primary School Effect20%8/10

3 primary schools within 1km (nearest: Anglo-Chinese School (Primary) at 0.41km). Strong school proximity — a genuine advantage for young families.

The district median is 7/10.

Anglo-Chinese School (Primary)
Singapore Chinese Girls' Primary School
Anglo-Chinese School (Junior)

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%3/10

85 units — very small project; niche product with thin resale market.

The district median is 3/10.

MRT Proximity13%7/10

610 m from Newton MRT (NS21 / DT11) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%2/10

Rental yield of 2.41% — weak income return.

The district median is 2/10.

Tenure10%10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

The district median is 10/10.

Future Transformation6%5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.60km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

The district median is 3/10.

Scores updated October 2026. On the map →

Why Volari scores 5.22

Volari scores 5.22 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1845th of 2,350 resale condos scored in Singapore and 165th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Rental Yield (2/10).

Factor	This condoVolari	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	3/10	4/10	−0.25	17% of district
Primary School Effect20%	8/10	7/10	+0.20	94% of district
Project Size16%	3/10	3/10	±0.00	0% of district
MRT Proximity13%	7/10	8/10	−0.13	6% of district
Rental Yield10%	2/10	2/10	±0.00	25% of district
Tenure10%	10/10	10/10	±0.00	8% of district
Future Transformation6%	5/10	3/10	+0.12	92% of district

Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Volari and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Volari Prices

No resale at Volari in the 12 months to October 2026.

Past transactions at Volari

Unit

7 resales, Nov 2021 to Oct 2026 · median $2,492 psf · $3,300,000 to $6,080,000 · 5 of the 5 with a purchase on record sold at a profit

								Sale
3 Jun 2025	12 Balmoral Road	4	#04-01014BR	4BR	2,174	$2,796	$6,080,000	Resale
13 Mar 2025	12 Balmoral Road	9	#09-01014BR	4BR	2,174	$2,690	$5,850,000	Resale
13 Sep 2024	12 Balmoral Road	2	#02-08084BR	4BR	2,174	$2,484	$5,400,000	Resale
10 May 2024	12 Balmoral Road	8	#08-05054BR	4BR	2,282	$2,489	$5,680,000	Resale
20 Dec 2023	12 Balmoral Road	3	#03-04043BR	3BR	2,034	$2,409	$4,900,000	Resale
6 Oct 2022	12 Balmoral Road	5	#05-03033BR	3BR	1,636	$2,494	$4,080,000	Resale
28 Jun 2022	12 Balmoral Road	9	#09-02022BR	2BR	1,324	$2,492	$3,300,000	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Volari Rent

Median rent a month: $7,000 to $12,500
Rental contracts: 18

Unit type	Median rent	Most rents	LetsContracts
2-bedroom	$7,000	$6,700 to $7,500	5
3-bedroom	$9,050	$8,780 to $9,900	8
4-bedroom	$12,500	$12,200 to $14,500	5

Rental contracts at Volari

18 contracts, Sep 2025 to Aug 2026 · median $9,050 a month · $6,300 to $15,000

Month	Type	Size	Rent a month
Aug 2026	3BR	2,800 to 2,900 sq ft	$12,000
Aug 2026	4BR	2,100 to 2,200 sq ft	$14,500
Jul 2026	3BR	1,600 to 1,700 sq ft	$8,500
Jul 2026	4BR	2,100 to 2,200 sq ft	$11,500
Apr 2026	3BR	2,000 to 2,100 sq ft	$10,500
Mar 2026	2BR	1,300 to 1,400 sq ft	$7,500
Feb 2026	2BR	1,300 to 1,400 sq ft	$7,000
Jan 2026	2BR	1,300 to 1,400 sq ft	$6,700
Jan 2026	3BR	1,600 to 1,700 sq ft	$8,700
Dec 2025	2BR	1,300 to 1,400 sq ft	$6,300

URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.

Volari Notes

How these numbers are worked out

Grade C places Volari 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.
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. A specific unit's value depends on floor, size, facing and condition.
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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
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.
Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (3/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 2012, 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 Newton MRT (NS21 / DT11), 610 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 3 primary schools 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 Volari for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Volari Key facts

District: D10, Bukit Timah, Holland, Tanglin
Tenure: Freehold
Completed: 2012
Total units: 85

Volari Nearby

MRT and LRT (5)

Newton (NS21 / DT11)610 m
Stevens (DT10 / TE11)890 m
Orchard (NS22 / TE14)1.1 km
Novena (NS20)1.3 km
Orchard Boulevard (TE13)1.6 km

Primary schools within 1 km (3)

Anglo-Chinese School (Primary)Within 1 km (OneMap, its block) · 50 Barker Road410 m
Singapore Chinese Girls' Primary SchoolWithin 1 km (OneMap, its block) · 190 Dunearn Road750 m
Anglo-Chinese School (Junior)Within 1 km (OneMap, its block) · 16 Winstedt Roadunder 1 km

Bus stops (5)

Aft Balmoral RdStevens RdBuses 105, 132, 190, 190A, 972, 972A280 m
Ferrell ResidencesBt Timah RdBuses 48, 67, 170, 960, 960e, 972M350 m
Aft Draycott PkStevens RdBuses 105, 132, 190, 972370 m
Balmoral PlazaBt Timah RdBuses 48, 67, 170, 960, 960e, 972M390 m
Anglo-Chinese SchDunearn RdBuses 48, 67, 170, 960, 960e, 972M410 m

Secondary schools (5)

Anglo-Chinese School (Barker Road)60 Barker Road610 m
Singapore Chinese Girls' School190 Dunearn Road830 m
St. Joseph's Institution38 Malcolm Road1.1 km
CHIJ Secondary (Toa Payoh)626 Lorong 1 Toa Payoh2.3 km
School of the Arts, Singapore1 Zubir Said Drive 05 012.5 km

Childcare (5)

House On the Hill2H Balmoral Crescent120 m
Heartfield Kindergarten31 Balmoral Road260 m
Camberley International Pre-School271 Bukit Timah Road, #02-16, Balmoral Plaza330 m
Zee Playhouse257B Bukit Timah Road380 m
Raffles House Preschool9 Goldhill Avenue500 m

Straight-line distances from the nearest block of Volari, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Volari, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Volari Similar condos

All 307 in District 10 →

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Volari Questions

What does Volari's RPS grade say — and not say — in 2026?

Volari scores 5.22/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1845th of 2,350 Singapore resale condos and 165th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure, schools. Key weaknesses: project size, rental yield. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Volari score Grade C, and what would move it?

A District 10 (Bukit Timah, Holland, Tanglin) project sitting at the district median on all seven factors would score 5.30; Volari scores 5.22, 0.08 points below it. It gains most from Primary School Effect (8/10 against a median of 7, +0.20) and Future Transformation (5/10 against a median of 3, +0.12). It gives up most on Project's Historical Performance (3/10 against a median of 4, −0.25) and MRT Proximity (7/10 against a median of 8, −0.13). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Volari?

URA REALIS records no resale transactions at Volari in the 12 months to October 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (3/10) on its 10-year resale price performance against same-vintage peers instead.

How much is the rent at Volari, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 2-bedroom units let at a median of $7,000 a month (5 contracts), 3-bedroom units let at a median of $9,050 a month (8 contracts) and 4-bedroom units let at a median of $12,500 a month (5 contracts) at Volari, from URA rental contracts.

How far is Volari from the nearest MRT station?

Volari is about 610 m from Newton MRT (NS21 / DT11), 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 Volari compare with Parkview Eclat?

Parkview Eclat is the project scored next to Volari on the District 10 ranking: 5.22 (Grade C) against Volari's 5.22 (Grade C). Volari scores higher on Future Transformation (5 vs 3) and Primary School Effect (8 vs 7); Parkview Eclat scores higher on MRT Proximity (10 vs 7).

Which primary schools are within 1km of Volari?

3 primary schools are within 1km of Volari on OneMap's School Query, measured from the development's nearest block: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School, Anglo-Chinese School (Junior). The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Volari 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 Volari, and how big is the project?

Volari is freehold, was completed in 2012 and has 85 units. Freehold tenure — no lease decay concerns, preserves long-term value. 85 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.