SGrade

Resale Project Scorecard

A Treasure Trove

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2015 · 882 units

Grade S, 7.98 out of 10, the 29th highest score among 180 resale condos in District 19.

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: 84 yrs
Resales, 12 months to Oct 2026: 47
To Soo Teck LRT: 190 m

Photo: Sim Lian Group

A Treasure Trove Score

S
Grade
Score out of 10: 7.98
Highest score among 180 resale condos in District 19: 29th

Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: rental yield.

Project's Historical Performance25%9/10

Avg Ann. of +3.22% — top-quartile performance within its 2015-era cohort (89th percentile).

The district median is 7/10.

Primary School Effect20%8/10

5 primary schools within 1km (nearest: Valour Primary School at 0.06km). Strong school proximity — a genuine advantage for young families.

The district median is 9/10.

Valour Primary School
Punggol Green Primary School
Punggol View Primary School
Punggol Cove Primary School
Edgefield 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

882 units — good project size supporting active resale market and adequate facilities.

The district median is 3/10.

MRT Proximity13%9/10

190 m from Soo Teck LRT (PW7), 210 m from Punggol MRT (NE17 / PTC / CP4) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 7.5/10.

Rental Yield10%4/10

Rental yield of 3.13% — below-average income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%8/10

Strong future-catalyst exposure — closest driver: Punggol Digital District at 1.26km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

The district median is 4/10.

Scores updated October 2026. On the map →

Why A Treasure Trove scores 7.98

A Treasure Trove scores 7.98 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 103rd of 2,350 resale condos scored in Singapore and 29th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (9/10) and MRT Proximity (9/10); its weakest is Rental Yield (4/10).

Factor	This condoA Treasure Trove	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	9/10	7/10	+0.50	79% of district
Primary School Effect20%	8/10	9/10	−0.20	28% of district
Project Size16%	8/10	3/10	+0.80	67% of district
MRT Proximity13%	9/10	7.5/10	+0.20	72% of district
Rental Yield10%	4/10	5/10	−0.10	27% of district
Tenure10%	8/10	10/10	−0.20	11% of district
Future Transformation6%	8/10	4/10	+0.24	95% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between A Treasure Trove and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

A Treasure Trove Prices

By unit type at A Treasure Trove

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom775 sq ft	775 sq ft	$1.24M to $1.51M	$1,636 psf	17
3-bedroom1,130 sq ft	1,130 sq ft	$1.73M to $2.30M	$1,663 psf	25
4-bedroom1,335 sq ft	1,335 sq ft	$2.35M to $2.41M	$1,791 psf	4

Past transactions at A Treasure Trove

Unit

47 resales, Nov 2025 to Oct 2026 · median $1,651 psf · $1,238,000 to $2,410,000 · 46 of the 46 with a purchase on record sold at a profit

								Sale
1 Oct 2026	50 Punggol Walk	4	#04-01012BR · Blk 50	2BR	775	$1,626	$1,260,000	Resale
22 Sep 2026	72 Punggol Walk	4	#04-48483BR · Blk 72	3BR	1,130	$1,663	$1,880,000	Resale
15 Sep 2026	50 Punggol Walk	8	#08-02023BR · Blk 50	3BR	1,044	$1,686	$1,760,000	Resale
11 Sep 2026	50 Punggol Walk	11	#11-01012BR · Blk 50	2BR	775	$1,662	$1,288,000	Resale
28 Aug 2026	66 Punggol Walk	13	#13-35354BR · Blk 66	4BR	1,335	$1,798	$2,400,000	Resale
20 Aug 2026	66 Punggol Walk	1	#01-34343BR · Blk 66	3BR	1,270	$1,575	$2,000,000	Resale
7 Aug 2026	60 Punggol Walk	3	#03-23232BR · Blk 60	2BR	915	$1,562	$1,428,888	Resale
4 Aug 2026	58 Punggol Walk	6	#06-17173BR · Blk 58	3BR	1,044	$1,707	$1,782,000	Resale
27 Jul 2026	76 Punggol Walk	4	#04-56563BR · Blk 76	3BR	1,206	$1,617	$1,950,000	Resale
16 Jul 2026	58 Punggol Walk	13	#13-17173BR · Blk 58	3BR	1,044	$1,738	$1,815,000	Resale

Median PSF by month

A Treasure TroveD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	2	$1,356 psf	$1,614 psf
Dec 2025	5	$1,636 psf	$1,637 psf
Jan 2026	5	$1,650 psf	$1,627 psf
Feb 2026	4	$1,527 psf	$1,597 psf
Mar 2026	2	$1,652 psf	$1,652 psf
Apr 2026	7	$1,659 psf	$1,646 psf
May 2026	4	$1,676 psf	$1,599 psf
Jun 2026	3	$1,641 psf	$1,640 psf
Jul 2026	7	$1,686 psf	$1,674 psf
Aug 2026	4	$1,641 psf	$1,642 psf
Sep 2026	3	$1,663 psf	$1,612 psf
Oct 2026	1	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +4.0% a year, ranked 39 of 78 in D19 and 228 of 715 condos. See the most profitable condos in D19 →

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

A Treasure Trove Rent

Median rent a month: $3,500 to $5,150
Gross yield: 2.6% to 3.3%
Rental contracts: 188

Unit type	Median rent	Most rents	Gross yield	LetsContracts
2-bedroom	$3,500	$3,400 to $3,600	3.3%	97
3-bedroom	$4,500	$4,330 to $4,630	2.9%	83
4-bedroom	$5,150	$4,990 to $5,200	2.6%	8

Rental contracts at A Treasure Trove

188 contracts, Sep 2025 to Aug 2026 · median $3,950 a month · $3,100 to $5,800

Month	Type	Size	Rent a month
Aug 2026	2BR	700 to 800 sq ft	$3,300
Aug 2026	2BR	700 to 800 sq ft	$3,300
Aug 2026	2BR	700 to 800 sq ft	$3,400
Aug 2026	2BR	700 to 800 sq ft	$3,400
Aug 2026	2BR	700 to 800 sq ft	$3,500
Aug 2026	2BR	700 to 800 sq ft	$3,500
Aug 2026	2BR	700 to 800 sq ft	$3,500
Aug 2026	2BR	700 to 800 sq ft	$3,600
Aug 2026	2BR	700 to 800 sq ft	$3,600
Aug 2026	3BR	1,000 to 1,100 sq ft	$4,200

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

A Treasure Trove By stack

Highest, stack 35: $1,802 psf
Lowest, stack 06: $1,121 psf
Stacks with 2+ resales: 49

Stack	Median PSF	Size	Sold on	Sales
01	$1,615 psf	775 sq ft	Levels 2 to 11	7
02	$1,514 psf	1,044 sq ft	Levels 5 to 8	2
03	$1,538 psf	1,206 sq ft	Levels 2 to 5	4
04	$1,530 psf	915 sq ft	Levels 11 to 15	3
05	$1,523 psf	775 sq ft	Levels 6 to 16	5
06	$1,121 psf	1,695 sq ft	Levels 1 to 16	2
08	$1,467 psf	1,302 sq ft	Levels 1 to 10	2
09	$1,456 psf	1,044 sq ft	Levels 2 to 13	3

Show the other 41 stacks

Stack	Median PSF	Size	Sold on	Sales
10	$1,581 psf	775 sq ft	Levels 2 to 16	4
11	$1,443 psf	915 sq ft	Levels 1 to 15	6
12	$1,460 psf	1,206 sq ft	Levels 1 to 14	4
13	$1,523 psf	775 sq ft	Levels 5 to 13	5
14	$1,598 psf	1,044 sq ft	Levels 1 to 8	3
15	$1,581 psf	1,335 sq ft	Levels 6 to 11	2
16	$1,518 psf	1,206 sq ft	Levels 9 to 14	3
17	$1,471 psf	1,044 sq ft	Levels 2 to 16	9
18	$1,433 psf	775 sq ft	Levels 2 to 13	6
19	$1,658 psf	1,206 sq ft	Levels 10 to 14	2
20	$1,633 psf	1,335 sq ft	Levels 4 to 10	2
21	$1,384 psf	1,044 sq ft	Levels 4 to 6	2
22	$1,515 psf	775 sq ft	Levels 1 to 13	4
23	$1,562 psf	915 sq ft	Levels 3 to 15	5
24	$1,457 psf	1,302 sq ft	Levels 1 to 14	2
25	$1,498 psf	1,044 sq ft	Levels 3 to 9	2
27	$1,343 psf	915 sq ft	Levels 11 to 15	2
28	$1,284 psf	1,206 sq ft	Levels 3 to 13	4
29	$1,474 psf	775 sq ft	Levels 1 to 11	5
30	$1,341 psf	1,044 sq ft	Levels 3 to 13	3
31	$1,555 psf	1,335 sq ft	Levels 2 to 4	2
32	$1,599 psf	1,206 sq ft	Levels 6 to 7	2
33	$1,465 psf	775 sq ft	Levels 7 to 15	4
34	$1,597 psf	1,044 sq ft	Levels 1 to 12	4
35	$1,802 psf	1,335 sq ft	Levels 13 to 15	2
36	$1,407 psf	1,130 sq ft	Levels 1 to 9	4
38	$1,546 psf	1,044 sq ft	Levels 1 to 15	6
40	$1,448 psf	915 sq ft	Levels 2 to 14	3
41	$1,378 psf	1,044 sq ft	Levels 1 to 12	3
43	$1,485 psf	1,265 sq ft	Levels 1 to 6	2
45	$1,377 psf	775 sq ft	Levels 1 to 9	6
46	$1,656 psf	1,044 sq ft	Levels 6 to 16	5
47	$1,520 psf	1,206 sq ft	Levels 1 to 14	6
48	$1,548 psf	1,130 sq ft	Levels 4 to 11	3
49	$1,535 psf	775 sq ft	Levels 3 to 16	5
50	$1,643 psf	1,044 sq ft	Levels 2 to 14	6
51	$1,427 psf	1,206 sq ft	Levels 3 to 13	3
52	$1,517 psf	915 sq ft	Levels 3 to 4	2
54	$1,394 psf	775 sq ft	Levels 4 to 16	6
55	$1,455 psf	1,130 sq ft	Level 2	2
56	$1,605 psf	1,206 sq ft	Levels 4 to 11	6

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

A Treasure Trove Notes

How these numbers are worked out

Grade S places A Treasure Trove 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: $1,651 psf at A Treasure Trove against $1,635 psf across District 19, 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 $1,597 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 47 resale caveats at A Treasure Trove ranged from $1,085 psf to $1,806 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2015, 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 rail stop is Soo Teck LRT (PW7) (190 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
Primary School Effect counts the 5 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 A Treasure Trove 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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A Treasure Trove Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 84 years
Completed: 2015
Total units: 882
Developer: Sim Lian Group

A Treasure Trove Nearby

MRT and LRT (5)

Soo Teck (PW7)LRT190 m
Punggol (NE17 / PTC / CP4)210 m
Sumang (PW6)LRT280 m
Nibong (PW5)LRT640 m
Sam Kee (PW1)LRT680 m

Primary schools within 1 km (5)

Valour Primary SchoolWithin 1 km (OneMap, all 15 blocks) · 49 Punggol Central60 m
Punggol Green Primary SchoolWithin 1 km (OneMap, all 15 blocks) · 98 Punggol Walk260 m
Punggol View Primary SchoolWithin 1 km (OneMap, all 15 blocks) · 9 Punggol Place470 m
Punggol Cove Primary SchoolWithin 1 km (OneMap, all 15 blocks) · 52 Sumang Walk550 m
Edgefield Primary SchoolWithin 1 km (OneMap, all 15 blocks) · 41 Edgefield Plains880 m

Bus stops (5)

Bef Blk 264Punggol CtrlBuses 34, 39, 39A, 43, 43A, 43e, 44, 118, 118A, 381, 38430 m
Opp Blk 264APunggol CtrlBuses 34, 34A, 39, 39B, 43, 43e, 44, 118, 381, 38490 m
Punggol Stn/IntPunggol CtrlBuses 34, 39, 39A, 43, 43A, 43e, 44, 118, 118A, 381, 384, 459140 m
Sumang Stn Exit BPunggol CtrlBuses 44, 104, 384210 m
Aft Soo Teck StnPunggol WayBuses 39, 39A, 43, 43A, 43e, 118, 118A, 381220 m

Secondary schools (5)

Yusof Ishak Secondary School8 Sumang Walk360 m
Edgefield Secondary School36 Punggol Field550 m
Compassvale Secondary School51 Compassvale Crescent950 m
Punggol Secondary School51 Edgefield Plains1.1 km
Outram Secondary School48 Anchorvale Crescent1.2 km

Childcare (5)

PCF Sparkletots Preschool @ Punggol West Blk 271A271A Punggol Walk #01-509120 m
My First Skool267A Punggol Field, #01-111190 m
PCF Sparkletots Preschool @ Punggol West Blk 308B308B Punggol Walk #01-364200 m
My First Skool83 Punggol Central, #02-12, Waterway Point210 m
Greenland Childcare @ Punggol308A Punggol Walk, #01-448, Waterway Terraces I230 m

Straight-line distances from the nearest block of A Treasure Trove, 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 A Treasure Trove, 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.

A Treasure Trove Similar condos

All 180 in District 19 →These Are Our Top 5 Condos in Punggol →

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A Treasure Trove Questions

What does A Treasure Trove's RPS grade say — and not say — in 2026?

A Treasure Trove scores 7.98/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 103rd of 2,350 Singapore resale condos and 29th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: 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 A Treasure Trove score Grade S, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; A Treasure Trove scores 7.98, 1.24 points above it. It gains most from Project Size (8/10 against a median of 3, +0.80), Project's Historical Performance (9/10 against a median of 7, +0.50) and Future Transformation (8/10 against a median of 4, +0.24). It gives up most on Primary School Effect (8/10 against a median of 9, −0.20), Tenure (8/10 against a median of 10, −0.20) and Rental Yield (4/10 against a median of 5, −0.10). 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 A Treasure Trove?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 47 resale transactions at A Treasure Trove, at a median of $1,651 psf and a median price of $1.76M (range $1,085 psf to $1,806 psf). The median PSF is up 3.4% on the previous 12 months (Nov 2024 – Oct 2025, $1,597 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at A Treasure Trove cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 775 sq ft sold for $1.24M to $1.51M (17 sales), 3-bedroom units of about 1,130 sq ft sold for $1.73M to $2.30M (25 sales) and 4-bedroom units of about 1,335 sq ft sold for $2.35M to $2.41M (4 sales) at A Treasure Trove. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at A Treasure Trove, 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 $3,500 a month (97 contracts, about 3.3% gross yield), 3-bedroom units let at a median of $4,500 a month (83 contracts, about 2.9% gross yield) and 4-bedroom units let at a median of $5,150 a month (8 contracts, about 2.6% gross yield) at A Treasure Trove, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is A Treasure Trove from the nearest MRT station?

The nearest rail stop to A Treasure Trove is Soo Teck LRT (PW7), about 190 m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and A Treasure Trove scores 9/10 on it.

How does A Treasure Trove compare with Jewel @ Buangkok?

Jewel @ Buangkok is the project scored next to A Treasure Trove on the District 19 ranking: 7.99 (Grade S) against A Treasure Trove's 7.98 (Grade S). A Treasure Trove scores higher on Future Transformation (8 vs 5) and Project's Historical Performance (9 vs 8); Jewel @ Buangkok scores higher on Project Size (10 vs 8) and MRT Proximity (10 vs 9).

Which primary schools are within 1km of A Treasure Trove?

5 primary schools are within 1km of A Treasure Trove on OneMap's School Query, measured from the development's nearest block: Valour Primary School, Punggol Green Primary School, Punggol View Primary School, Punggol Cove Primary School, Edgefield Primary School. 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. A Treasure Trove 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 A Treasure Trove, and how big is the project?

A Treasure Trove is 99-year leasehold, was completed in 2015, has 882 units and was developed by Sim Lian Group. 99YR tenure — about 84 years remaining — no near-term decay concern. 882 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.