RPS · Resale Project Scorecard
21 Richards — Grade C
RPS score 4.74/10 · D19 · Hougang, Punggol, Sengkang · 31 units · scored across 7 weighted factors — methodology published.
FH · AURUM LAND PTE LTD · TOP 2013
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.91% — below-median performance vs same-vintage peers (36th percentile of 2013-era cohort).
Nearest primary school is XINMIN PRIMARY SCHOOL at 1.07km — just past the 1km mark. Effective walking distance for some families.
31 units — very small project; niche product with thin resale market.
0.43km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 3.69% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.46km, far enough that the impact on this project is modest.
The verdict· Scores updated September 2026
21 Richards scores 4.74 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2082nd of 2,357 resale condos scored in Singapore and 165th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Primary School Effect (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at 21 Richards
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,532 psf, median price $1.60M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,532 psf | $1.60M |
| 12-month total | 1 | $1,532 psf | $1.60M |
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.
21 Richards: frequently asked questions
Answers generated from the scorecard data — RPS rank 2082nd of 2,357, scores updated September 2026.
- Is 21 Richards a good buy in 2026?
- 21 Richards scores 4.74/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2082nd of 2,357 Singapore resale condos and 165th of 180 in District 19 (Hougang, Punggol, Sengkang). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools. 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 21 Richards?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at 21 Richards, at a median of $1,532 psf and a median price of $1.60M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 21 Richards from the nearest MRT station?
- 21 Richards is about 430m from Kovan MRT (NE13), 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 21 Richards compare with Rosyth Lodge?
- Rosyth Lodge is the project scored next to 21 Richards on the District 19 ranking: 4.81 (Grade C) against 21 Richards's 4.74 (Grade C). 21 Richards scores higher on MRT Proximity (8 vs 4) and Rental Yield (6 vs 2); Rosyth Lodge scores higher on Project's Historical Performance (4 vs 7) and Primary School Effect (2 vs 3).
- What is the tenure of 21 Richards, and how big is the project?
- 21 Richards is freehold, completed in 2013, has 31 units, developed by AURUM LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 31 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 21 Richards in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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