RPS · Resale Project Scorecard
City Plaza — Grade B
RPS score 6.37/10 · D14 · Eunos, Geylang, Paya Lebar · 66 units · scored across 7 weighted factors — methodology published.
FH · Hong Leong Group · TOP 1981
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.59% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
1 primary school within 1km (KONG HWA SCHOOL, 0.70km away). Adequate but narrow school optionality.
66 units — very small project; niche product with thin resale market.
280m from Paya Lebar Mrt Stn (CC9) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.76% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.82km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School.
The verdict· Scores updated September 2026
City Plaza scores 6.37 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 760th of 2,357 resale condos scored in Singapore and 82nd of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at City Plaza
URA REALIS records no resale transactions at City Plaza in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
City Plaza: frequently asked questions
Answers generated from the scorecard data — RPS rank 760th of 2,357, scores updated September 2026.
- Is City Plaza a good buy in 2026?
- City Plaza scores 6.37/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 760th of 2,357 Singapore resale condos and 82nd of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation. 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 City Plaza?
- URA REALIS records no resale transactions at City Plaza in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is City Plaza from the nearest MRT station?
- City Plaza is about 280m from Paya Lebar MRT (CC9), 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 City Plaza compare with Geylang Mansion?
- Geylang Mansion is the project scored next to City Plaza on the District 14 ranking: 6.41 (Grade B) against City Plaza's 6.37 (Grade B). City Plaza scores higher on Project's Historical Performance (6 vs 5) and MRT Proximity (9 vs 8); Geylang Mansion scores higher on Rental Yield (3 vs 8).
- Which primary schools are within 1km of City Plaza?
- One primary school is within 1km of City Plaza: KONG HWA School. 1 primary school within 1km (KONG HWA SCHOOL, 0.70km away). Adequate but narrow school optionality. City Plaza 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 City Plaza, and how big is the project?
- City Plaza is freehold, completed in 1981, has 66 units, developed by Hong Leong Group. Freehold tenure — no lease decay concerns, preserves long-term value. 66 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 City Plaza in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on City Plaza — PSF trends, rival comparison, and our verdict — in your inbox.