RPS · Resale Project Scorecard
Centro Residences — Grade S
RPS score 7.42/10 · D20 · Ang Mo Kio, Bishan, Thomson · 329 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: MRT access, schools. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.63% — near-median performance within its 2014-era cohort (64th percentile).
4 primary schools within 1km (nearest: JING SHAN PRIMARY SCHOOL at 0.47km). Strong school proximity — a genuine advantage for young families.
329 units — good project size supporting active resale market and adequate facilities.
140m from Ang Mo Kio Mrt Stn (NS16) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.97% — below-average income return.
99YR tenure — about 80 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Ang Mo Kio MRT CRL interchange (CR11, CRL1) at 0.16km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: JING SHAN Primary School, TECK GHEE Primary School, Mayflower Primary School, ANG MO KIO Primary School.
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The verdict· Scores updated September 2026
Centro Residences scores 7.42 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 198th of 2,357 resale condos scored in Singapore and 12th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are MRT Proximity (10/10) and Primary School Effect (8/10); its weakest is Rental Yield (4/10). Top-tier project across nearly every dimension. Standout strengths: MRT access, schools. Key weaknesses: total returns.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Centro Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 24 resale transactions, median $2,031 psf, median price $2.06M. Median PSF is up 6.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,901 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 11 | $2,024 psf | $2.40M |
| Jan–Mar 2026 | 4 | $2,067 psf | $2.32M |
| Apr–Jun 2026 | 8 | $2,015 psf | $1.85M |
| Jul–Sep 2026 | 1 | $2,052 psf | $1.90M |
| 12-month total | 24 | $2,031 psf | $2.06M |
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.
Centro Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 198th of 2,357, scores updated September 2026.
- Is Centro Residences a good buy in 2026?
- Centro Residences scores 7.42/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 198th of 2,357 Singapore resale condos and 12th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Top-tier project across nearly every dimension. Standout strengths: MRT access, schools. Key weaknesses: total returns. 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 Centro Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 24 resale transactions at Centro Residences, at a median of $2,031 psf and a median price of $2.06M (range $1,503 psf to $2,178 psf). The median PSF is up 6.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,901 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Centro Residences from the nearest MRT station?
- Centro Residences is about 140m from Ang Mo Kio MRT (NS16), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Centro Residences compare with Bishan Park Condo?
- Bishan Park Condo is the project scored next to Centro Residences on the District 20 ranking: 7.44 (Grade S) against Centro Residences's 7.42 (Grade S). Centro Residences scores higher on Tenure (8 vs 5) and Rental Yield (4 vs 2); Bishan Park Condo scores higher on Primary School Effect (8 vs 10) and Project's Historical Performance (7 vs 8).
- Which primary schools are within 1km of Centro Residences?
- 4 primary schools are within 1km of Centro Residences: JING SHAN Primary School, TECK GHEE Primary School, Mayflower Primary School, ANG MO KIO Primary School. 4 primary schools within 1km (nearest: JING SHAN PRIMARY SCHOOL at 0.47km). Strong school proximity — a genuine advantage for young families. Centro Residences scores 8/10 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 Centro Residences, and how big is the project?
- Centro Residences is 99-year leasehold, completed in 2014, has 329 units, developed by Sim Lian Group. 99YR tenure — about 80 years remaining — no near-term decay concern. 329 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Ang Mo Kio & Bishan, Ranked by the Data
Scored either side of Centro Residences in Ang Mo Kio, Bishan, Thomson
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