Resale Project Scorecard
Alessandrea
D03 · Alexandra, Queenstown · freehold · completed 2003 · 105 units
Grade B, 6.17 out of 10, the 27th highest score among 39 resale condos in District 3.
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
- 4
- To Redhill MRT
- 600 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Alessandrea Score
- B
- Grade
- Score out of 10
- 6.17
- Highest score among 39 resale condos in District 3
- 27th
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.59% — near-median performance within its 2003-era cohort (49th percentile).
The district median is 6/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Alexandra Primary School at 0.10km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Alexandra Primary School
- Zhangde Primary School
- Gan Eng Seng 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%5/10
105 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 8/10.
MRT Proximity13%8/10
600 m from Redhill MRT (EW18) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.86% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Telok Blangah precinct at 2.80km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Alessandrea scores 6.17
Alessandrea scores 6.17 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1025th of 2,350 resale condos scored in Singapore and 27th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoAlessandrea | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6/10 | −0.25 | 18% of district |
| Primary School Effect20% | 8/10 | 7/10 | +0.20 | 68% of district |
| Project Size16% | 5/10 | 8/10 | −0.48 | 21% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 5% of district |
| Rental Yield10% | 3/10 | 5/10 | −0.20 | 5% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 68% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 3% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Alessandrea and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Alessandrea Prices
By unit type at Alessandrea
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,098 sq ft | 1,098 sq ft | $2.13M to $2.29M | $2,045 psf | 4 |
Past transactions at Alessandrea
18 resales, Nov 2021 to Oct 2026 · median $1,803 psf · $1,688,000 to $2,290,000 · all 18 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 17 Sep 2026 | 31 Alexandra Road | 13 | #13-02023BR | 3BR | 1,001 | $2,123 | $2,125,000 | Resale |
| 26 Jun 2026 | 31 Alexandra Road | 9 | #09-01013BR | 3BR | 1,098 | $2,086 | $2,290,000 | Resale |
| 28 May 2026 | 31 Alexandra Road | 17 | #17-03033BR | 3BR | 1,098 | $1,986 | $2,180,000 | Resale |
| 22 May 2026 | 31 Alexandra Road | 4 | #04-04043BR | 3BR | 1,098 | $2,004 | $2,200,000 | Resale |
| 11 Aug 2025 | 31 Alexandra Road | 13 | #13-01013BR | 3BR | 1,098 | $1,986 | $2,180,000 | Resale |
| 28 Apr 2025 | 31 Alexandra Road | 1 | #01-01013BR | 3BR | 1,249 | $1,802 | $2,250,000 | Resale |
| 24 Mar 2025 | 31 Alexandra Road | 6 | #06-04043BR | 3BR | 1,098 | $2,004 | $2,200,000 | Resale |
| 23 Dec 2024 | 31 Alexandra Road | 9 | #09-05053BR | 3BR | 1,001 | $2,148 | $2,150,000 | Resale |
| 13 May 2024 | 31 Alexandra Road | 14 | #14-04043BR | 3BR | 1,098 | $1,858 | $2,040,000 | Resale |
| 5 Apr 2024 | 31 Alexandra Road | 16 | #16-04043BR | 3BR | 1,098 | $1,803 | $1,980,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,818 psf |
| Feb–Apr 2022 | 1 | — | $1,937 psf |
| May–Jul 2022 | — | — | $1,928 psf |
| Aug–Oct 2022 | — | — | $2,009 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,010 psf |
| Feb–Apr 2023 | 2 | $1,562 psf | $2,013 psf |
| May–Jul 2023 | 1 | — | $2,033 psf |
| Aug–Oct 2023 | — | — | $2,179 psf |
| Nov 2023 – Jan 2024 | 1 | — | $2,132 psf |
| Feb–Apr 2024 | 2 | $1,767 psf | $2,180 psf |
| May–Jul 2024 | 1 | — | $2,206 psf |
| Aug–Oct 2024 | — | — | $2,190 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,171 psf |
| Feb–Apr 2025 | 2 | $1,903 psf | $2,227 psf |
| May–Jul 2025 | — | — | $2,182 psf |
| Aug–Oct 2025 | 1 | — | $2,252 psf |
| Nov 2025 – Jan 2026 | — | — | $2,227 psf |
| Feb–Apr 2026 | — | — | $2,253 psf |
| May–Jul 2026 | 3 | $2,004 psf | $2,295 psf |
| Aug–Oct 2026 | 1 | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Alessandrea Rent
- Median rent a month
- $4,790
- Gross yield
- 2.6%
- Rental contracts
- 26
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,790 | $4,630 to $4,980 | 2.6% | 26 |
Rental contracts at Alessandrea
26 contracts, Sep 2025 to Aug 2026 · median $4,790 a month · $4,200 to $5,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,900 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $5,300 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,700 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,800 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,850 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,700 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,750 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $5,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Alessandrea By stack
- Highest, stack 04
- $1,831 psf
- Lowest, stack 05
- $1,742 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,802 psf | 1,098 sq ft | Levels 1 to 13 | 5 |
| 04 | $1,831 psf | 1,098 sq ft | Levels 4 to 16 | 6 |
| 05 | $1,742 psf | 1,001 sq ft | Levels 1 to 9 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Alessandrea Notes
How these numbers are worked out
- Grade B places Alessandrea 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: $2,045 psf at Alessandrea against $2,254 psf across District 3, 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 $1,995 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.
- 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 (3 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 4 resale caveats at Alessandrea ranged from $1,986 psf to $2,123 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2003, 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 Redhill MRT (EW18), 600 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 Alessandrea for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.