Resale Project Scorecard
Austville Residences
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2014 · 540 units
Grade S, 8.23 out of 10, the 20th 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
- 83 yrs
- Resales, 12 months to Oct 2026
- 33
- To Kangkar LRT
- 320 m
Artist's impression: MaxLee Development Pte Ltd
Austville Residences Score
- S
- Grade
- Score out of 10
- 8.23
- Highest score among 180 resale condos in District 19
- 20th
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +4.22% places this condo in the top 5% of its 2014-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%8/10
5 primary schools within 1km (nearest: North Vista Primary School at 0.48km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- North Vista Primary School
- Punggol Primary School
- North Spring Primary School
- CHIJ Our Lady of the Nativity
- Seng Kang 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%10/10
540 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%6/10
320 m from Kangkar LRT (SE4), 840 m from Buangkok MRT (NE15) — moderate MRT proximity; walkable but not doorstep.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.88% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Punggol Digital District at 2.91km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Austville Residences scores 8.23
Austville Residences scores 8.23 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 69th of 2,350 resale condos scored in Singapore and 20th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Future Transformation (4/10).
| Factor | This condoAustville Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 8/10 | 9/10 | −0.20 | 28% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 6/10 | 7.5/10 | −0.19 | 16% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 79% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% 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 Austville Residences 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.
Austville Residences Prices
By unit type at Austville Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom807 sq ft | 807 sq ft | $1.05M to $1.48M | $1,336 psf | 5 |
| 3-bedroom1,033 sq ft | 1,033 sq ft | $1.30M to $1.73M | $1,387 psf | 24 |
| 4-bedroom1,227 sq ft | 1,227 sq ft | $1.65M to $1.82M | $1,427 psf | 4 |
Past transactions at Austville Residences
33 resales, Nov 2025 to Oct 2026 · median $1,374 psf · $1,050,000 to $1,820,000 · 32 of 33 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 15 Sengkang East Avenue | 14 | #14-14143BR · Blk 15 | 3BR | 1,033 | $1,401 | $1,448,000 | Resale |
| 3 Sep 2026 | 11 Sengkang East Avenue | 12 | #12-04044BR · Blk 11 | 4BR | 1,227 | $1,483 | $1,820,000 | Resale |
| 18 Aug 2026 | 15 Sengkang East Avenue | 10 | #10-14143BR · Blk 15 | 3BR | 1,033 | $1,427 | $1,475,000 | Resale |
| 18 Aug 2026 | 15 Sengkang East Avenue | 12 | #12-14143BR · Blk 15 | 3BR | 1,033 | $1,442 | $1,490,000 | Resale |
| 18 Aug 2026 | 23 Sengkang East Avenue | 13 | #13-27274BR · Blk 23 | 4BR | 1,227 | $1,451 | $1,780,000 | Resale |
| 14 Aug 2026 | 13 Sengkang East Avenue | 6 | #06-07073BR · Blk 13 | 3BR | 1,023 | $1,330 | $1,360,000 | Resale |
| 14 Aug 2026 | 15 Sengkang East Avenue | 1 | #01-15153BR · Blk 15 | 3BR | 1,475 | $1,173 | $1,730,000 | Resale |
| 20 Jul 2026 | 13 Sengkang East Avenue | 1 | #01-10103BR · Blk 13 | 3BR | 1,249 | $1,201 | $1,500,000 | Resale |
| 1 Jul 2026 | 11 Sengkang East Avenue | 7 | #07-01013BR · Blk 11 | 3BR | 1,033 | $1,384 | $1,430,000 | Resale |
| 30 Jun 2026 | 19 Sengkang East Avenue | 11 | #11-19193BR · Blk 19 | 3BR | 1,033 | $1,421 | $1,468,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 3 | $1,321 psf | $1,614 psf |
| Dec 2025 | 2 | $1,389 psf | $1,637 psf |
| Jan 2026 | — | — | $1,627 psf |
| Feb 2026 | 3 | $1,371 psf | $1,597 psf |
| Mar 2026 | 3 | $1,336 psf | $1,652 psf |
| Apr 2026 | 6 | $1,367 psf | $1,646 psf |
| May 2026 | 2 | $1,369 psf | $1,599 psf |
| Jun 2026 | 5 | $1,402 psf | $1,640 psf |
| Jul 2026 | 2 | $1,293 psf | $1,674 psf |
| Aug 2026 | 5 | $1,427 psf | $1,642 psf |
| Sep 2026 | 2 | $1,442 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.0% a year, ranked 19 of 78 in D19 and 96 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 →
Austville Residences Rent
- Median rent a month
- $3,300 to $4,000
- Gross yield
- 3.3% to 3.6%
- Rental contracts
- 34
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,300 | $3,280 to $3,400 | 3.6% | 15 |
| 3-bedroom | $4,000 | $4,000 to $4,150 | 3.3% | 19 |
Rental contracts at Austville Residences
36 contracts, Sep 2025 to Aug 2026 · median $3,900 a month · $3,100 to $4,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,250 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,400 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,350 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $3,100 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $3,700 |
| May 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| May 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Apr 2026 | 3BR | 1,000 to 1,100 sq ft | $3,850 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Austville Residences By stack
- Highest, stack 03
- $1,402 psf
- Lowest, stack 29
- $1,156 psf
- Stacks with 2+ resales
- 30
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,306 psf | 1,033 sq ft | Levels 2 to 15 | 5 |
| 02 | $1,316 psf | 1,033 sq ft | Levels 1 to 15 | 7 |
| 03 | $1,402 psf | 1,227 sq ft | Levels 3 to 18 | 5 |
| 04 | $1,235 psf | 1,227 sq ft | Levels 1 to 12 | 4 |
| 05 | $1,295 psf | 786 sq ft | Levels 3 to 16 | 12 |
| 06 | $1,282 psf | 1,023 sq ft | Levels 2 to 18 | 6 |
| 07 | $1,219 psf | 1,055 sq ft | Levels 2 to 18 | 4 |
| 08 | $1,292 psf | 807 sq ft | Levels 4 to 18 | 8 |
Show the other 22 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,193 psf | 1,023 sq ft | Levels 3 to 14 | 5 |
| 10 | $1,348 psf | 1,023 sq ft | Levels 1 to 16 | 8 |
| 11 | $1,222 psf | 786 sq ft | Levels 3 to 18 | 6 |
| 12 | $1,326 psf | 1,033 sq ft | Levels 3 to 15 | 6 |
| 13 | $1,355 psf | 1,033 sq ft | Levels 10 to 16 | 3 |
| 14 | $1,349 psf | 1,033 sq ft | Levels 3 to 18 | 8 |
| 15 | $1,342 psf | 1,141 sq ft | Levels 1 to 12 | 4 |
| 16 | $1,346 psf | 1,227 sq ft | Levels 14 to 15 | 2 |
| 17 | $1,237 psf | 1,227 sq ft | Levels 5 to 13 | 3 |
| 18 | $1,393 psf | 1,033 sq ft | Levels 3 to 18 | 8 |
| 19 | $1,360 psf | 1,033 sq ft | Levels 2 to 18 | 8 |
| 20 | $1,251 psf | 786 sq ft | Levels 1 to 18 | 12 |
| 21 | $1,177 psf | 1,055 sq ft | Levels 1 to 18 | 6 |
| 22 | $1,349 psf | 1,023 sq ft | Levels 1 to 17 | 4 |
| 23 | $1,264 psf | 807 sq ft | Levels 4 to 15 | 6 |
| 24 | $1,350 psf | 1,023 sq ft | Levels 3 to 18 | 9 |
| 25 | $1,369 psf | 1,023 sq ft | Levels 6 to 17 | 5 |
| 26 | $1,285 psf | 786 sq ft | Levels 4 to 17 | 5 |
| 27 | $1,211 psf | 1,227 sq ft | Levels 5 to 16 | 6 |
| 28 | $1,226 psf | 1,227 sq ft | Levels 2 to 16 | 3 |
| 29 | $1,156 psf | 1,152 sq ft | Levels 5 to 18 | 5 |
| 30 | $1,237 psf | 1,152 sq ft | Levels 3 to 18 | 4 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Austville Residences Floor plans
18 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom4 plans
3-Bedroom12 plans
4-Bedroom2 plans
Floor plans: MaxLee Development Pte Ltd, Austville Residences e-brochure. Developer's plans, approximate and subject to change.
Austville Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: MaxLee Development Pte Ltd. Developer's illustration, not to scale and subject to change.
Austville Residences Notes
How these numbers are worked out
- Grade S places Austville Residences 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: $1,374 psf at Austville Residences 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 $1,344 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 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 33 resale caveats at Austville Residences ranged from $1,033 psf to $1,483 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 Kangkar LRT (SE4) (320 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 Austville Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.