Resale Project Scorecard
Central Green
D03 · Alexandra, Queenstown · 99-year leasehold · completed 1995 · 412 units
Grade A, 7.12 out of 10, the 14th 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 →
- Lease left, about
- 65 yrs
- Resales, 12 months to Oct 2026
- 10
- To Tiong Bahru MRT
- 100 m
Background: Alexandra, Queenstown, not this condo. Photo credits
Central Green Score
- A
- Grade
- Score out of 10
- 7.12
- Highest score among 39 resale condos in District 3
- 14th
Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.77% — near-median performance within its 1995-era cohort (61st percentile).
The district median is 6/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Zhangde Primary School at 0.11km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Zhangde Primary School
- Alexandra 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
412 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%10/10
100 m from Tiong Bahru MRT (EW17) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%7/10
Rental yield of 3.89% — strong income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 65 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.63km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Central Green scores 7.12
Central Green scores 7.12 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 323rd of 2,350 resale condos scored in Singapore and 14th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are MRT Proximity (10/10) and Project Size (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoCentral Green | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 55% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 32% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 34% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 63% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 76% of district |
| Tenure10% | 5/10 | 8/10 | −0.30 | 3% 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 Central Green 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.
Central Green Prices
By unit type at Central Green
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,292 sq ft | 1,292 sq ft | $2.10M to $2.65M | $1,768 psf | 8 |
Past transactions at Central Green
10 resales, Nov 2025 to Oct 2026 · median $1,768 psf · $1,680,000 to $2,660,000 · 8 of the 8 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Sep 2026 | 3 Jalan Membina | 1 | #01-01013BR · Blk 3 | 3BR | 1,292 | $1,626 | $2,100,000 | Resale |
| 7 Aug 2026 | 3 Jalan Membina | 10 | #10-04043BR · Blk 3 | 3BR | 1,292 | $1,804 | $2,330,000 | Resale |
| 23 Jun 2026 | 5 Jalan Membina | 3 | #03-04043BR · Blk 5 | 3BR | 1,432 | $1,746 | $2,500,000 | Resale |
| 29 May 2026 | 1 Jalan Membina | 5 | #05-03033BR · Blk 1 | 3BR | 1,292 | $1,765 | $2,280,000 | Resale |
| 8 May 2026 | 5 Jalan Membina | 5 | #05-04043BR · Blk 5 | 3BR | 1,432 | $1,851 | $2,650,000 | Resale |
| 22 Apr 2026 | 9 Jalan Membina | 1 | #01-04043BR · Blk 9 | 3BR | 1,292 | $1,711 | $2,210,000 | Resale |
| 16 Mar 2026 | 1 Jalan Membina | 16 | #16-05052BR · Blk 1 | 2BR | 926 | $1,815 | $1,680,000 | Resale |
| 30 Dec 2025 | 1 Jalan Membina | 12 | #12-03033BR · Blk 1 | 3BR | 1,292 | $1,771 | $2,288,000 | Resale |
| 21 Nov 2025 | 5 Jalan Membina | 4 | #04-01014BR · Blk 5 | 4BR | 1,690 | $1,574 | $2,660,000 | Resale |
| 5 Nov 2025 | 1 Jalan Membina | 5 | #05-01013BR · Blk 1 | 3BR | 1,292 | $1,827 | $2,360,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2025 | 2 | $1,701 psf | $2,255 psf |
| Dec 2025 | 1 | — | $2,223 psf |
| Jan 2026 | — | — | $2,208 psf |
| Feb 2026 | — | — | $2,217 psf |
| Mar 2026 | 1 | — | $2,225 psf |
| Apr 2026 | 1 | — | $2,279 psf |
| May 2026 | 2 | $1,808 psf | $2,329 psf |
| Jun 2026 | 1 | — | $2,283 psf |
| Jul 2026 | — | — | $2,237 psf |
| Aug 2026 | 1 | — | $2,160 psf |
| Sep 2026 | 1 | — | $2,305 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.9% a year, ranked 8 of 26 in D03 and 240 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Central Green Rent
- Median rent a month
- $3,680 to $6,800
- Gross yield
- 3.0%
- Rental contracts
- 122
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,680 | $3,600 to $3,830 | — | 16 |
| 2-bedroom | $4,300 | $4,100 to $4,500 | — | 47 |
| 3-bedroom | $5,830 | $5,500 to $6,200 | 3.0% | 46 |
| 4-bedroom | $6,800 | $6,200 to $7,200 | — | 13 |
Rental contracts at Central Green
122 contracts, Sep 2025 to Aug 2026 · median $4,750 a month · $3,500 to $7,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,100 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,300 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,650 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $5,700 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $6,100 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $6,400 |
| Aug 2026 | 4BR | 1,600 to 1,700 sq ft | $6,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Central Green By stack
- Highest, stack 05
- $1,762 psf
- Lowest, stack 01
- $1,561 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,561 psf | 1,292 sq ft | Levels 1 to 17 | 8 |
| 02 | $1,584 psf | 947 sq ft | Levels 3 to 22 | 5 |
| 03 | $1,754 psf | 1,362 sq ft | Levels 2 to 12 | 8 |
| 04 | $1,676 psf | 1,292 sq ft | Levels 1 to 12 | 11 |
| 05 | $1,762 psf | 936 sq ft | Levels 2 to 16 | 4 |
| 06 | $1,608 psf | 1,442 sq ft | Levels 1 to 20 | 11 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Central Green Notes
How these numbers are worked out
- Grade A places Central Green 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: $1,768 psf at Central Green 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 $1,710 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 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 10 resale caveats at Central Green ranged from $1,574 psf to $1,851 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1995, 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 Tiong Bahru MRT (EW17), 100 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 Central Green for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.