RPS · Resale Project Scorecard
Crystal De Azure — Grade B
RPS score 6.06/10 · D19 · Hougang, Punggol, Sengkang · 12 units · scored across 7 weighted factors — methodology published.
FH · HO LIEW LENG EDWIN AND HO SOO TONG · TOP 2006
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.33% — 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.
2 primary schools within 1km (nearest: MARIS STELLA HIGH SCHOOL (PRIMARY) at 0.52km). Exceptional school catchment — strong appeal for families with young children.
12 units — very small project; niche product with thin resale market.
220m from Bartley Mrt Stn (CC12) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.00% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.38km, far enough that the impact on this project is modest.
Primary schools within 1km: Maris Stella HIGH School (Primary), PAYA Lebar Methodist Girls' School (Primary).
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The verdict· Scores updated September 2026
Crystal De Azure scores 6.06 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1041st of 2,357 resale condos scored in Singapore and 116th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Crystal De Azure: frequently asked questions
Answers generated from the scorecard data — RPS rank 1041st of 2,357, scores updated September 2026.
- Is Crystal De Azure a good buy in 2026?
- Crystal De Azure scores 6.06/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1041st of 2,357 Singapore resale condos and 116th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size. 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.
- How far is Crystal De Azure from the nearest MRT station?
- Crystal De Azure is about 220m from Bartley MRT (CC12), 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 Crystal De Azure compare with Regentville?
- Regentville is the project scored next to Crystal De Azure on the District 19 ranking: 6.08 (Grade B) against Crystal De Azure's 6.06 (Grade B). Crystal De Azure scores higher on MRT Proximity (9 vs 2) and Tenure (10 vs 5); Regentville scores higher on Project Size (3 vs 10) and Rental Yield (4 vs 7).
- Which primary schools are within 1km of Crystal De Azure?
- 2 primary schools are within 1km of Crystal De Azure: Maris Stella HIGH School (Primary), PAYA Lebar Methodist Girls' School (Primary). 2 primary schools within 1km (nearest: MARIS STELLA HIGH SCHOOL (PRIMARY) at 0.52km). Exceptional school catchment — strong appeal for families with young children. Crystal De Azure 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 Crystal De Azure, and how big is the project?
- Crystal De Azure is freehold, completed in 2006, has 12 units, developed by HO LIEW LENG EDWIN AND HO SOO TONG. Freehold tenure — no lease decay concerns, preserves long-term value. 12 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 Crystal De Azure in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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