Resale Project Scorecard
Duo Residences
D07 · Beach Road, Bugis, Rochor · 99-year leasehold · completed 2017 · 660 units
Grade B, 5.74 out of 10, the 4th 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
- 84 yrs
- Resales, 12 months to Oct 2026
- 20
- To Bugis MRT
- 50 m
Artist's impression: M+S Pte Ltd, DUO Residences e-brochure
Duo Residences Score
- B
- Grade
- Score out of 10
- 5.74
- Highest score among 19 resale condos in District 7
- 4th
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.74% — below-median performance vs same-vintage peers (32nd percentile of 2017-era cohort).
The district median is 5/10.
Primary School Effect20%2/10
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%10/10
660 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 5/10.
MRT Proximity13%10/10
50 m from Bugis MRT (EW12 / DT14) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%5/10
Rental yield of 3.42% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 84 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 2.69km, 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 →
See every stack in 3D: facing, view, sun and floor plan →Why Duo Residences scores 5.74
Duo Residences scores 5.74 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1427th of 2,350 resale condos scored in Singapore and 4th of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (2/10).
| Factor | This condoDuo Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5/10 | −0.25 | 28% of district |
| Primary School Effect20% | 2/10 | 2/10 | ±0.00 | 33% of district |
| Project Size16% | 10/10 | 5/10 | +0.80 | 89% of district |
| MRT Proximity13% | 10/10 | 10/10 | ±0.00 | 39% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 28% 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 Duo Residences 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.
Duo Residences Prices
By unit type at Duo Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom646 sq ft | 646 sq ft | $1.29M to $1.58M | $2,218 psf | 6 |
| 2-bedroom1,012 sq ft | 1,012 sq ft | $1.90M to $2.64M | $2,303 psf | 11 |
| 3-bedroom1,529 sq ft | 1,529 sq ft | $2.48M to $3.36M | $2,198 psf | 3 |
Past transactions at Duo Residences
20 resales, Nov 2025 to Oct 2026 · median $2,238 psf · $1,288,000 to $3,360,000 · 17 of 20 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 10 Sep 2026 | 1 Fraser Street | 15 | #15-12121BR | 1BR | 710 | $2,041 | $1,450,000 | Resale |
| 7 Sep 2026 | 1 Fraser Street | 42 | #42-13132BR | 2BR | 1,023 | $2,346 | $2,398,888 | Resale |
| 24 Jun 2026 | 1 Fraser Street | 25 | #25-18181BR | 1BR | 560 | $2,340 | $1,310,000 | Resale |
| 16 Jun 2026 | 1 Fraser Street | 42 | #42-18183BR | 3BR | 1,529 | $2,150 | $3,286,800 | Resale |
| 15 Jun 2026 | 1 Fraser Street | 18 | #18-10102BR | 2BR | 1,012 | $2,303 | $2,330,000 | Resale |
| 25 May 2026 | 1 Fraser Street | 15 | #15-14142BR | 2BR | 969 | $2,178 | $2,110,000 | Resale |
| 7 May 2026 | 1 Fraser Street | 16 | #16-05051BR | 1BR | 646 | $2,245 | $1,450,000 | Resale |
| 20 Apr 2026 | 1 Fraser Street | 20 | #20-07071BR | 1BR | 721 | $2,191 | $1,580,000 | Resale |
| 13 Apr 2026 | 1 Fraser Street | 22 | #22-05051BR | 1BR | 646 | $2,137 | $1,380,000 | Resale |
| 7 Apr 2026 | 1 Fraser Street | 14 | #14-11112BR | 2BR | 1,184 | $2,230 | $2,640,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D7 |
|---|---|---|---|
| Nov 2025 | 2 | $2,403 psf | — |
| Dec 2025 | — | — | — |
| Jan 2026 | 2 | $2,271 psf | — |
| Feb 2026 | 3 | $2,477 psf | $2,230 psf |
| Mar 2026 | 2 | $2,264 psf | — |
| Apr 2026 | 4 | $2,195 psf | $2,191 psf |
| May 2026 | 2 | $2,212 psf | $1,963 psf |
| Jun 2026 | 3 | $2,303 psf | — |
| Jul 2026 | — | — | $2,175 psf |
| Aug 2026 | — | — | — |
| Sep 2026 | 2 | $2,194 psf | $1,950 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +0.9% a year, ranked 9 of 9 in D07 and 649 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 →
Duo Residences Rent
- Median rent a month
- $4,600 to $9,900
- Gross yield
- 3.5% to 3.9%
- Rental contracts
- 298
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,600 | $4,300 to $5,000 | 3.9% | 173 |
| 2-bedroom | $6,730 | $6,400 to $7,180 | 3.5% | 109 |
| 3-bedroom | $9,900 | $9,500 to $11,390 | 3.6% | 16 |
Rental contracts at Duo Residences
345 contracts, Sep 2025 to Aug 2026 · median $5,000 a month · $3,250 to $15,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,300 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,300 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,400 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,500 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,500 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,700 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,700 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,800 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,800 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,899 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Duo Residences By stack
- Highest, stack 08
- $2,645 psf
- Lowest, stack 20
- $2,052 psf
- Stacks with 2+ resales
- 18
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,083 psf | 646 sq ft | Levels 3 to 18 | 6 |
| 02 | $2,264 psf | 937 sq ft | Levels 14 to 23 | 2 |
| 04 | $2,282 psf | 538 sq ft | Levels 3 to 26 | 3 |
| 05 | $2,176 psf | 646 sq ft | Levels 6 to 28 | 6 |
| 06 | $2,385 psf | 818 sq ft | Levels 3 to 24 | 6 |
| 07 | $2,170 psf | 721 sq ft | Levels 14 to 20 | 4 |
| 08 | $2,645 psf | 420 sq ft | Levels 6 to 17 | 2 |
| 09 | $2,094 psf | 721 sq ft | Levels 8 to 28 | 3 |
Show the other 10 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $2,204 psf | 1,012 sq ft | Levels 6 to 24 | 7 |
| 11 | $2,154 psf | 1,184 sq ft | Levels 7 to 34 | 7 |
| 12 | $2,198 psf | 1,001 sq ft | Levels 8 to 41 | 5 |
| 13 | $2,312 psf | 807 sq ft | Levels 5 to 42 | 4 |
| 14 | $2,147 psf | 969 sq ft | Levels 9 to 28 | 6 |
| 15 | $2,215 psf | 1,109 sq ft | Levels 11 to 49 | 6 |
| 16 | $2,189 psf | 527 sq ft | Levels 18 to 25 | 4 |
| 18 | $2,257 psf | 840 sq ft | Levels 5 to 47 | 11 |
| 19 | $2,127 psf | 689 sq ft | Levels 3 to 46 | 7 |
| 20 | $2,052 psf | 1,098 sq ft | Levels 6 to 30 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Duo Residences Floor plans
11 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 420 to 743 sq ft
2-Bedroom3 plans · 818 to 1,184 sq ft
3-Bedroom1 plan · 1,432 to 1,722 sq ft
4-Bedroom3 plans · 1,528 to 4,392 sq ft
Floor plans: M+S Pte Ltd, DUO Residences e-brochure (whole type pages, four to six types a page). Developer's plans, not drawn to scale; areas are approximate and include balcony and A/C ledge.
Duo Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: M+S Pte Ltd, DUO Residences e-brochure ('The Upper Deck, Level 2'). Developer's illustration, artist's impression, not drawn to scale.
Duo Residences Notes
How these numbers are worked out
- Grade B places Duo 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: $2,238 psf at Duo Residences 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 $2,254 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.
- 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 20 resale caveats at Duo Residences ranged from $2,041 psf to $2,481 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2017, 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 Bugis MRT (EW12 / DT14), 50 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 Duo Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.