Resale Project Scorecard
Bullion Park
D26 · Mandai, Upper Thomson · freehold · completed 1993 · 472 units
Grade A, 6.65 out of 10, the 7th highest score among 14 resale condos in District 26.
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
- 7
- To Lentor MRT
- 550 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Bullion Park Score
- A
- Grade
- Score out of 10
- 6.65
- Highest score among 14 resale condos in District 26
- 7th
Strong project with clear strengths. Standout strengths: tenure, MRT access. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +3.78% — near-median performance within its 1993-era cohort (58th percentile).
The district median is 7/10.
Primary School Effect20%7/10
1 primary school within 1km (Anderson Primary School, 0.76km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- Anderson 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
472 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%8/10
550 m from Lentor MRT (TE5) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.60% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Teck Ghee MRT (CR12, CRL1) at 2.86km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Bullion Park scores 6.65
Bullion Park scores 6.65 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 612th of 2,350 resale condos scored in Singapore and 7th of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Future Transformation (2/10).
| Factor | This condoBullion Park | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 7/10 | −0.25 | 23% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 46% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 62% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 38% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 15% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 46% of district |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 38% of district |
Medians are across the 14 scored resale projects in District 26 (Mandai, Upper Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bullion Park and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bullion Park Prices
By unit type at Bullion Park
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom807 sq ft | 807 sq ft | $1.21M to $1.95M | $1,575 psf | 5 |
| 3-bedroom1,249 sq ft | 1,249 sq ft | $1.90M | $1,522 psf | 2 |
Past transactions at Bullion Park
50 resales, Nov 2021 to Oct 2026 · median $1,484 psf · $1,075,000 to $2,600,000 · 33 of the 33 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 7 Aug 2026 | 164 Lentor Loop | 9 | #09-03032BR · Blk 164 | 2BR | 1,238 | $1,575 | $1,950,000 | Resale |
| 10 Jul 2026 | 164 Lentor Loop | 3 | #03-02022BR · Blk 164 | 2BR | 807 | $1,499 | $1,210,000 | Resale |
| 23 Feb 2026 | 166 Lentor Loop | 5 | #05-03033BR · Blk 166 | 3BR | 1,238 | $1,535 | $1,900,000 | Resale |
| 30 Jan 2026 | 166 Lentor Loop | 9 | #09-02022BR · Blk 166 | 2BR | 807 | $1,709 | $1,380,000 | Resale |
| 19 Jan 2026 | 166 Lentor Loop | 5 | #05-01013BR · Blk 166 | 3BR | 1,259 | $1,509 | $1,900,000 | Resale |
| 25 Nov 2025 | 160 Lentor Loop | 11 | #11-02022BR · Blk 160 | 2BR | 807 | $1,722 | $1,390,000 | Resale |
| 21 Nov 2025 | 162 Lentor Loop | 4 | #04-03032BR · Blk 162 | 2BR | 1,238 | $1,495 | $1,850,000 | Resale |
| 22 Aug 2025 | 170 Lentor Loop | 5 | #05-03033BR · Blk 170 | 3BR | 1,238 | $1,426 | $1,765,000 | Resale |
| 14 Aug 2025 | 160 Lentor Loop | 13 | #13-01013BR · Blk 160 | 3BR | 1,259 | $1,548 | $1,950,000 | Resale |
| 16 Jul 2025 | 162 Lentor Loop | 10 | #10-02022BR · Blk 162 | 2BR | 807 | $1,709 | $1,380,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D26 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 5 | $1,332 psf | $1,062 psf |
| Feb–Apr 2022 | 2 | $1,265 psf | $1,117 psf |
| May–Jul 2022 | — | — | $1,072 psf |
| Aug–Oct 2022 | 5 | $1,315 psf | $1,091 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,145 psf |
| Feb–Apr 2023 | 5 | $1,405 psf | $1,172 psf |
| May–Jul 2023 | — | — | $1,262 psf |
| Aug–Oct 2023 | 3 | $1,470 psf | $1,227 psf |
| Nov 2023 – Jan 2024 | 5 | $1,469 psf | $1,370 psf |
| Feb–Apr 2024 | 1 | — | $1,337 psf |
| May–Jul 2024 | 7 | $1,598 psf | $1,509 psf |
| Aug–Oct 2024 | — | — | $1,347 psf |
| Nov 2024 – Jan 2025 | 3 | $1,608 psf | $1,363 psf |
| Feb–Apr 2025 | 1 | — | $1,417 psf |
| May–Jul 2025 | 3 | $1,568 psf | $1,615 psf |
| Aug–Oct 2025 | 2 | $1,487 psf | $1,871 psf |
| Nov 2025 – Jan 2026 | 4 | $1,609 psf | $1,635 psf |
| Feb–Apr 2026 | 1 | — | $1,733 psf |
| May–Jul 2026 | 1 | — | $2,134 psf |
| Aug–Oct 2026 | 1 | — | $2,241 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +5.5% a year, ranked 2 of 6 in D26 and 45 of 715 condos. See the most profitable condos in D26 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bullion Park Rent
- Median rent a month
- $3,200 to $4,100
- Gross yield
- 2.6% to 2.8%
- Rental contracts
- 65
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,200 | $3,100 to $3,350 | 2.8% | 36 |
| 3-bedroom | $4,100 | $3,900 to $4,250 | 2.6% | 29 |
Rental contracts at Bullion Park
65 contracts, Sep 2025 to Aug 2026 · median $3,450 a month · $2,700 to $6,340
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $2,900 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $3,200 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,200 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,100 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,200 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,200 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,200 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $2,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Bullion Park By stack
- Highest, stack 02
- $1,613 psf
- Lowest, stack 01
- $1,315 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,315 psf | 1,259 sq ft | Levels 5 to 15 | 7 |
| 02 | $1,613 psf | 807 sq ft | Levels 3 to 12 | 10 |
| 03 | $1,499 psf | 1,238 sq ft | Levels 3 to 13 | 10 |
| 04 | $1,470 psf | 1,238 sq ft | Levels 3 to 15 | 8 |
| 05 | $1,603 psf | 807 sq ft | Levels 3 to 11 | 4 |
| 06 | $1,390 psf | 1,259 sq ft | Levels 2 to 12 | 8 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Bullion Park Notes
How these numbers are worked out
- Grade A places Bullion Park 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: $1,535 psf at Bullion Park against $1,957 psf across District 26, 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 $1,558 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 7 resale caveats at Bullion Park ranged from $1,495 psf to $1,722 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1993, 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 Lentor MRT (TE5), 550 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Bullion Park for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.