Resale Project Scorecard
Dakota Residences
D14 · Eunos, Geylang, Paya Lebar · 99-year leasehold · completed 2010 · 348 units
Grade S, 7.70 out of 10, the 6th highest score among 208 resale condos in District 14.
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
- 80 yrs
- Resales, 12 months to Oct 2026
- 4
- To Dakota MRT
- 220 m
Background: Eunos, Geylang, Paya Lebar, not this condo. Photo credits
Dakota Residences Score
- S
- Grade
- Score out of 10
- 7.70
- Highest score among 208 resale condos in District 14
- 6th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +3.48% — top-quartile performance within its 2010-era cohort (84th percentile).
The district median is 6/10.
Primary School Effect20%9/10
1 primary school within 1km (Kong Hwa School, 0.48km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.
The district median is 9/10.
- Kong Hwa 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
348 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
220 m from Dakota MRT (CC8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 2.96% — below-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 80 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1.5/10.
Scores updated October 2026. On the map →
Why Dakota Residences scores 7.70
Dakota Residences scores 7.70 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 145th of 2,350 resale condos scored in Singapore and 6th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Project's Historical Performance (9/10) and Primary School Effect (9/10); its weakest is Future Transformation (0/10).
| Factor | This condoDakota Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 6/10 | +0.75 | 95% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 92% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 61% of district |
| Rental Yield10% | 4/10 | 6/10 | −0.20 | 12% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 4% of district |
| Future Transformation6% | 0/10 | 1.5/10 | −0.09 | 0% of district |
Medians are across the 208 scored resale projects in District 14 (Eunos, Geylang, Paya Lebar). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Dakota Residences and a median-profile project (6.51). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Dakota Residences Prices
By unit type at Dakota Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 4-bedroom2,793 sq ft | 2,793 sq ft | $5.17M | $1,910 psf | 2 |
Past transactions at Dakota Residences
61 resales, Nov 2021 to Oct 2026 · median $1,751 psf · $1,570,000 to $6,388,000 · 54 of the 54 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 4 Jun 2026 | 38 Dakota Crescent | 19 | #19-09094BR · Blk 38 | 4BR | 3,692 | $1,730 | $6,388,000 | Resale |
| 29 Apr 2026 | 40 Dakota Crescent | 6 | #06-13134BR · Blk 40 | 4BR | 1,895 | $2,089 | $3,958,000 | Resale |
| 13 Mar 2026 | 40 Dakota Crescent | 13 | #13-16163BR · Blk 40 | 3BR | 1,292 | $2,083 | $2,690,000 | Resale |
| 16 Feb 2026 | 42 Dakota Crescent | 16 | #16-18182BR · Blk 42 | 2BR | 1,044 | $1,963 | $2,050,000 | Resale |
| 14 Oct 2025 | 34 Dakota Crescent | 9 | #09-04043BR · Blk 34 | 3BR | 1,313 | $1,949 | $2,560,000 | Resale |
| 8 Oct 2025 | 40 Dakota Crescent | 16 | #16-13134BR · Blk 40 | 4BR | 1,895 | $2,191 | $4,150,000 | Resale |
| 4 Sep 2025 | 40 Dakota Crescent | 12 | #12-14144BR · Blk 40 | 4BR | 1,830 | $2,159 | $3,950,000 | Resale |
| 20 Aug 2025 | 38 Dakota Crescent | 15 | #15-12122BR · Blk 38 | 2BR | 1,023 | $2,005 | $2,050,000 | Resale |
| 11 Jul 2025 | 40 Dakota Crescent | 4 | #04-14144BR · Blk 40 | 4BR | 1,830 | $2,015 | $3,688,000 | Resale |
| 18 Jun 2025 | 36 Dakota Crescent | 17 | #17-06062BR · Blk 36 | 2BR | 1,023 | $1,956 | $2,000,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D14 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,667 psf | $1,322 psf |
| Feb–Apr 2022 | 3 | $1,545 psf | $1,359 psf |
| May–Jul 2022 | 2 | $1,560 psf | $1,446 psf |
| Aug–Oct 2022 | 1 | — | $1,512 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,507 psf |
| Feb–Apr 2023 | 7 | $1,700 psf | $1,640 psf |
| May–Jul 2023 | 5 | $1,716 psf | $1,547 psf |
| Aug–Oct 2023 | 1 | — | $1,539 psf |
| Nov 2023 – Jan 2024 | 7 | $1,792 psf | $1,622 psf |
| Feb–Apr 2024 | 3 | $1,725 psf | $1,687 psf |
| May–Jul 2024 | 3 | $1,834 psf | $1,730 psf |
| Aug–Oct 2024 | 5 | $1,762 psf | $1,790 psf |
| Nov 2024 – Jan 2025 | 6 | $1,871 psf | $1,867 psf |
| Feb–Apr 2025 | 5 | $1,935 psf | $1,814 psf |
| May–Jul 2025 | 2 | $1,986 psf | $1,898 psf |
| Aug–Oct 2025 | 4 | $2,082 psf | $1,798 psf |
| Nov 2025 – Jan 2026 | — | — | $1,737 psf |
| Feb–Apr 2026 | 3 | $2,083 psf | $1,729 psf |
| May–Jul 2026 | 1 | — | $1,697 psf |
| Aug–Oct 2026 | — | — | $1,756 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.9% a year, ranked 10 of 27 in D14 and 237 of 715 condos. See the most profitable condos in D14 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Dakota Residences Rent
- Median rent a month
- $5,000 to $8,430
- Gross yield
- 2.0%
- Rental contracts
- 76
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $5,000 | $4,800 to $5,200 | — | 27 |
| 3-bedroom | $6,200 | $6,000 to $6,350 | — | 27 |
| 4-bedroom | $8,430 | $8,130 to $8,500 | 2.0% | 22 |
Rental contracts at Dakota Residences
76 contracts, Sep 2025 to Aug 2026 · median $6,000 a month · $4,200 to $9,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $6,000 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $6,300 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,400 |
| Aug 2026 | 4BR | 1,800 to 1,900 sq ft | $7,900 |
| Aug 2026 | 4BR | 1,800 to 1,900 sq ft | $8,000 |
| Aug 2026 | 4BR | 1,800 to 1,900 sq ft | $8,500 |
| Aug 2026 | 4BR | 1,800 to 1,900 sq ft | $9,300 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,400 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Dakota Residences By stack
- Highest, stack 13
- $2,140 psf
- Lowest, stack 20
- $1,599 psf
- Stacks with 2+ resales
- 18
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,920 psf | 1,292 sq ft | Levels 3 to 14 | 4 |
| 03 | $1,724 psf | 1,044 sq ft | Levels 9 to 14 | 3 |
| 04 | $1,751 psf | 1,313 sq ft | Levels 5 to 14 | 3 |
| 06 | $1,868 psf | 1,023 sq ft | Levels 6 to 17 | 3 |
| 07 | $1,968 psf | 1,830 sq ft | Levels 7 to 18 | 4 |
| 08 | $1,721 psf | 1,895 sq ft | Levels 4 to 14 | 5 |
| 09 | $1,700 psf | 1,830 sq ft | Levels 1 to 19 | 3 |
| 10 | $1,853 psf | 1,830 sq ft | Levels 2 to 14 | 4 |
Show the other 10 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,643 psf | 1,023 sq ft | Levels 3 to 16 | 5 |
| 12 | $1,783 psf | 1,023 sq ft | Levels 7 to 16 | 4 |
| 13 | $2,140 psf | 1,895 sq ft | Levels 6 to 16 | 2 |
| 14 | $2,015 psf | 1,830 sq ft | Levels 4 to 12 | 3 |
| 15 | $1,694 psf | 1,023 sq ft | Levels 2 to 13 | 4 |
| 16 | $1,889 psf | 1,292 sq ft | Levels 11 to 13 | 2 |
| 17 | $1,683 psf | 1,313 sq ft | Levels 6 to 17 | 3 |
| 18 | $1,853 psf | 1,044 sq ft | Levels 5 to 16 | 2 |
| 19 | $1,809 psf | 1,313 sq ft | Levels 3 to 8 | 2 |
| 20 | $1,599 psf | 1,292 sq ft | Levels 2 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Dakota Residences Notes
How these numbers are worked out
- Grade S places Dakota Residences 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: $2,023 psf at Dakota Residences against $1,731 psf across District 14, 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 $1,949 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 (2 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 4 resale caveats at Dakota Residences ranged from $1,730 psf to $2,089 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2010, 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 Dakota MRT (CC8), 220 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Dakota Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.