RPS · Resale Project Scorecard
Glasgow Residences — Grade D
RPS score 4.47/10 · D19 · Hougang, Punggol, Sengkang · 31 units · scored across 7 weighted factors — methodology published.
999YR · WORLD CLASS PROPERTY (NORTH) PTE LTD · TOP 2010
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.39% — below-median performance vs same-vintage peers (30th percentile of 2010-era cohort).
1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 1.00km away). Adequate but narrow school optionality.
31 units — very small project; niche product with thin resale market.
0.74km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 3.45% — above-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.25km, far enough that the impact on this project is modest.
Primary schools within 1km: Zhonghua Primary School.
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The verdict· Scores updated September 2026
Glasgow Residences scores 4.47 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2181st of 2,357 resale condos scored in Singapore and 173rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Project Size (3/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Glasgow Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,483 psf, median price $622,500.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,475 psf | $635,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,491 psf | $610,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,483 psf | $622,500 |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Glasgow Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 2181st of 2,357, scores updated September 2026.
- Is Glasgow Residences a good buy in 2026?
- Glasgow Residences scores 4.47/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2181st of 2,357 Singapore resale condos and 173rd of 180 in District 19 (Hougang, Punggol, Sengkang). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, 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.
- What is the average PSF at Glasgow Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Glasgow Residences, at a median of $1,483 psf and a median price of $622,500 (range $1,475 psf to $1,491 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Glasgow Residences from the nearest MRT station?
- Glasgow Residences is about 740m from Kovan MRT (NE13), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Glasgow Residences compare with Treasure Gardens?
- Treasure Gardens is the project scored next to Glasgow Residences on the District 19 ranking: 4.50 (Grade D) against Glasgow Residences's 4.47 (Grade D). Glasgow Residences scores higher on Primary School Effect (3 vs 2); Treasure Gardens scores higher on MRT Proximity (7 vs 8) and Rental Yield (5 vs 6).
- Which primary schools are within 1km of Glasgow Residences?
- One primary school is within 1km of Glasgow Residences: Zhonghua Primary School. 1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 1.00km away). Adequate but narrow school optionality. Glasgow Residences scores 3/10 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 Glasgow Residences, and how big is the project?
- Glasgow Residences is 999-year leasehold, completed in 2010, has 31 units, developed by WORLD CLASS PROPERTY (NORTH) PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 31 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 Glasgow Residences 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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