RPS · Resale Project Scorecard
Bayou Residence — Grade A
RPS score 7.05/10 · D19 · Hougang, Punggol, Sengkang · 29 units · scored across 7 weighted factors — methodology published.
FH · 349UP PTE LTD · TOP 2008
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.00% — top-quartile performance within its 2008-era cohort (73th percentile).
2 primary schools within 1km (nearest: MARIS STELLA HIGH SCHOOL (PRIMARY) at 0.62km). Exceptional school catchment — strong appeal for families with young children.
29 units — very small project; niche product with thin resale market.
270m from Bayshore Mrt Stn (TE29) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.92% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.49km, far enough that the impact on this project is modest.
Primary schools within 1km: Maris Stella HIGH School (Primary), PAYA Lebar Methodist Girls' School (Primary).
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The verdict· Scores updated September 2026
Bayou Residence scores 7.05 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 327th of 2,357 resale condos scored in Singapore and 63rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Bayou Residence
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,446 psf, median price $1.79M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,446 psf | $1.79M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,446 psf | $1.79M |
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.
Bayou Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 327th of 2,357, scores updated September 2026.
- Is Bayou Residence a good buy in 2026?
- Bayou Residence scores 7.05/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 327th of 2,357 Singapore resale condos and 63rd of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size. 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 Bayou Residence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Bayou Residence, at a median of $1,446 psf and a median price of $1.79M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bayou Residence from the nearest MRT station?
- Bayou Residence is about 270m from Bayshore MRT (TE29), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bayou Residence compare with Pin Mansions?
- Pin Mansions is the project scored next to Bayou Residence on the District 19 ranking: 7.07 (Grade A) against Bayou Residence's 7.05 (Grade A). Bayou Residence scores higher on MRT Proximity (9 vs 8) and Rental Yield (4 vs 3); Pin Mansions scores higher on Primary School Effect (9 vs 10) and Future Transformation (3 vs 4).
- Which primary schools are within 1km of Bayou Residence?
- 2 primary schools are within 1km of Bayou Residence: Maris Stella HIGH School (Primary), PAYA Lebar Methodist Girls' School (Primary). 2 primary schools within 1km (nearest: MARIS STELLA HIGH SCHOOL (PRIMARY) at 0.62km). Exceptional school catchment — strong appeal for families with young children. Bayou Residence scores 9/10 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 Bayou Residence, and how big is the project?
- Bayou Residence is freehold, completed in 2008, has 29 units, developed by 349UP PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 29 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 Bayou Residence 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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