Resale Project Scorecard
City Gate
D07 · Beach Road, Bugis, Rochor · 99-year leasehold · completed 2018 · 311 units
Grade C, 4.97 out of 10, the 15th highest score among 19 resale condos in District 7.
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
- 87 yrs
- Resales, 12 months to Oct 2026
- 19
- To Nicoll Highway MRT
- 270 m
Artist's impression: Bayfront Ventures Pte Ltd
City Gate Score
- C
- Grade
- Score out of 10
- 4.97
- Highest score among 19 resale condos in District 7
- 15th
Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: future transformation, schools.
Project's Historical Performance25%4/10
Avg Ann. of +1.28% — below-median performance vs same-vintage peers (38th percentile of 2018-era cohort).
The district median is 5/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 2/10.
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
311 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
270 m from Nicoll Highway MRT (CC5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%4/10
Rental yield of 2.92% — below-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 87 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.95km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 2/10.
Scores updated October 2026. On the map →
Why City Gate scores 4.97
City Gate scores 4.97 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2002nd of 2,350 resale condos scored in Singapore and 15th of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are MRT Proximity (9/10) and Project Size (8/10); its weakest is Primary School Effect (1/10).
| Factor | This condoCity Gate | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5/10 | −0.25 | 28% of district |
| Primary School Effect20% | 1/10 | 2/10 | −0.20 | 0% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 67% of district |
| MRT Proximity13% | 9/10 | 10/10 | −0.13 | 0% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 11% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 39% of district |
| Future Transformation6% | 2/10 | 2/10 | ±0.00 | 0% of district |
Medians are across the 19 scored resale projects in District 7 (Beach Road, Bugis, Rochor). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between City Gate and a median-profile project (5.17). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
City Gate Prices
By unit type at City Gate
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom468 sq ft | 468 sq ft | $1.01M | $2,160 psf | 2 |
| 2-bedroom700 sq ft | 700 sq ft | $1.12M to $1.70M | $2,140 psf | 11 |
| 3-bedroom904 sq ft | 904 sq ft | $1.78M to $1.93M | $2,094 psf | 4 |
Past transactions at City Gate
19 resales, Nov 2025 to Oct 2026 · median $2,122 psf · $988,888 to $3,383,000 · 18 of 19 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Sep 2026 | 371 Beach Road | 20 | #20-10102BR | 2BR | 700 | $2,258 | $1,580,000 | Resale |
| 4 Sep 2026 | 371 Beach Road | 18 | #18-11113BR | 3BR | 904 | $2,110 | $1,908,000 | Resale |
| 9 Jul 2026 | 371 Beach Road | 9 | #09-09092BR | 2BR | 689 | $2,192 | $1,510,000 | Resale |
| 3 Jul 2026 | 371 Beach Road | 18 | #18-04042BR | 2BR | 700 | $2,251 | $1,575,000 | Resale |
| 26 Jun 2026 | 371 Beach Road | 8 | #08-05052BR | 2BR | 710 | $2,140 | $1,520,000 | Resale |
| 21 May 2026 | 371 Beach Road | 19 | #19-14142BR | 2BR | 571 | $1,963 | $1,120,000 | Resale |
| 23 Apr 2026 | 371 Beach Road | 26 | #26-07072BR | 2BR | 678 | $2,253 | $1,528,000 | Resale |
| 15 Apr 2026 | 371 Beach Road | 10 | #10-04042BR | 2BR | 700 | $2,172 | $1,520,000 | Resale |
| 30 Mar 2026 | 371 Beach Road | 17 | #17-11113BR | 3BR | 904 | $2,079 | $1,880,000 | Resale |
| 13 Mar 2026 | 371 Beach Road | 10 | #10-13132BR | 2BR | 560 | $2,122 | $1,188,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D7 |
|---|---|---|---|
| Nov 2025 | 1 | — | — |
| Dec 2025 | 2 | $2,152 psf | — |
| Jan 2026 | 3 | $2,042 psf | — |
| Feb 2026 | 3 | $2,109 psf | $2,230 psf |
| Mar 2026 | 2 | $2,101 psf | — |
| Apr 2026 | 2 | $2,213 psf | $2,191 psf |
| May 2026 | 1 | — | $1,963 psf |
| Jun 2026 | 1 | — | — |
| Jul 2026 | 2 | $2,222 psf | $2,175 psf |
| Aug 2026 | — | — | — |
| Sep 2026 | 2 | $2,184 psf | $1,950 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +1.6% a year, ranked 6 of 9 in D07 and 583 of 715 condos. See the most profitable condos in D07 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
City Gate Rent
- Median rent a month
- $3,420 to $3,530
- Gross yield
- 2.2% to 4.2%
- Rental contracts
- 110
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,500 | $3,400 to $3,600 | 4.2% | 25 |
| 2-bedroom | $3,420 | $3,000 to $4,000 | 2.7% | 71 |
| 3-bedroom | $3,530 | $2,840 to $4,480 | 2.2% | 14 |
Rental contracts at City Gate
112 contracts, Sep 2025 to Aug 2026 · median $3,475 a month · $2,500 to $9,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,300 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,680 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $2,850 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,200 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,300 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,600 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $4,400 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $2,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
City Gate By stack
- Highest, stack 07
- $2,182 psf
- Lowest, stack 06
- $1,939 psf
- Stacks with 2+ resales
- 13
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,064 psf | 775 sq ft | Levels 12 to 29 | 3 |
| 03 | $2,033 psf | 915 sq ft | Levels 8 to 30 | 3 |
| 04 | $2,172 psf | 700 sq ft | Levels 9 to 25 | 7 |
| 05 | $2,140 psf | 710 sq ft | Levels 8 to 27 | 7 |
| 06 | $1,939 psf | 807 sq ft | Levels 8 to 29 | 7 |
| 07 | $2,182 psf | 678 sq ft | Levels 8 to 27 | 7 |
| 08 | $2,146 psf | 452 sq ft | Levels 8 to 30 | 11 |
| 09 | $2,160 psf | 689 sq ft | Levels 7 to 30 | 10 |
Show the other 5 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $2,160 psf | 700 sq ft | Levels 7 to 23 | 4 |
| 11 | $1,969 psf | 904 sq ft | Levels 8 to 30 | 8 |
| 12 | $2,011 psf | 754 sq ft | Levels 10 to 29 | 2 |
| 13 | $2,108 psf | 560 sq ft | Levels 9 to 26 | 7 |
| 14 | $1,979 psf | 571 sq ft | Levels 14 to 26 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
City Gate Notes
How these numbers are worked out
- Grade C places City Gate 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: $2,122 psf at City Gate against $2,137 psf across District 7, 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 $2,151 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 (1 here) 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 19 resale caveats at City Gate ranged from $1,963 psf to $2,278 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, 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 Nicoll Highway MRT (CC5), 270 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 City Gate for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.