Resale Project Scorecard
Highline Residences
D03 · Alexandra, Queenstown · 99-year leasehold · completed 2018 · 500 units
Grade A, 7.26 out of 10, the 11th highest score among 39 resale condos in District 3.
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
- 86 yrs
- Resales, 12 months to Oct 2026
- 21
- To Tiong Bahru MRT
- 270 m
Artist's impression: Harvestland Development Pte Ltd
Highline Residences Score
- A
- Grade
- Score out of 10
- 7.26
- Highest score among 39 resale condos in District 3
- 11th
Strong project with clear strengths. Standout strengths: MRT access, schools. Key weaknesses: future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +2.81% — near-median performance within its 2018-era cohort (60th percentile).
The district median is 6/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Zhangde Primary School at 0.30km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Zhangde Primary School
- Alexandra Primary School
- CHIJ (Kellock)
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
500 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%9/10
270 m from Tiong Bahru MRT (EW17) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%7/10
Rental yield of 3.87% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.44km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Highline Residences scores 7.26
Highline Residences scores 7.26 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 275th of 2,350 resale condos scored in Singapore and 11th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are MRT Proximity (9/10) and Primary School Effect (8/10); its weakest is Future Transformation (4/10).
| Factor | This condoHighline Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6/10 | ±0.00 | 37% of district |
| Primary School Effect20% | 8/10 | 7/10 | +0.20 | 68% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 34% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 76% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 29% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 61% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Highline Residences and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Highline Residences Prices
By unit type at Highline Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom506 sq ft | 506 sq ft | $1.05M to $1.19M | $2,273 psf | 3 |
| 2-bedroom700 sq ft | 700 sq ft | $1.62M to $1.70M | $2,430 psf | 3 |
| 3-bedroom915 sq ft | 915 sq ft | $2.19M to $3.15M | $2,590 psf | 13 |
| 4-bedroom1,292 sq ft | 1,292 sq ft | $3.18M | $2,461 psf | 2 |
Past transactions at Highline Residences
21 resales, Nov 2025 to Oct 2026 · median $2,501 psf · $1,050,000 to $3,220,000 · 20 of 21 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 8 Sep 2026 | 9 Kim Tian Road | 17 | #17-17174BR · Blk 9 | 4BR | 1,292 | $2,493 | $3,220,000 | Resale |
| 19 Aug 2026 | 7 Kim Tian Road | 30 | #30-11113BR · Blk 7 | 3BR | 915 | $2,623 | $2,400,000 | Resale |
| 5 Aug 2026 | 7 Kim Tian Road | 34 | #34-07073BR · Blk 7 | 3BR | 1,109 | $2,841 | $3,150,000 | Resale |
| 22 Jul 2026 | 9 Kim Tian Road | 28 | #28-15151BR · Blk 9 | 1BR | 506 | $2,273 | $1,150,000 | Resale |
| 9 Jul 2026 | 11 Kim Tian Road | 20 | #20-19193BR · Blk 11 | 3BR | 904 | $2,646 | $2,392,000 | Resale |
| 7 Jul 2026 | 9 Kim Tian Road | 29 | #29-15151BR · Blk 9 | 1BR | 506 | $2,075 | $1,050,000 | Resale |
| 4 Jun 2026 | 7 Kim Tian Road | 12 | #12-08083BR · Blk 7 | 3BR | 1,152 | $2,501 | $2,880,000 | Resale |
| 4 Jun 2026 | 7 Kim Tian Road | 34 | #34-09091BR · Blk 7 | 1BR | 506 | $2,352 | $1,190,000 | Resale |
| 25 May 2026 | 9 Kim Tian Road | 2 | #02-17174BR · Blk 9 | 4BR | 1,292 | $2,429 | $3,138,000 | Resale |
| 14 May 2026 | 11 Kim Tian Road | 6 | #06-19193BR · Blk 11 | 3BR | 904 | $2,553 | $2,308,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2025 | 4 | $2,466 psf | $2,255 psf |
| Dec 2025 | — | — | $2,223 psf |
| Jan 2026 | — | — | $2,208 psf |
| Feb 2026 | — | — | $2,217 psf |
| Mar 2026 | 1 | — | $2,225 psf |
| Apr 2026 | 5 | $2,601 psf | $2,279 psf |
| May 2026 | 3 | $2,553 psf | $2,329 psf |
| Jun 2026 | 2 | $2,427 psf | $2,283 psf |
| Jul 2026 | 3 | $2,273 psf | $2,237 psf |
| Aug 2026 | 2 | $2,732 psf | $2,160 psf |
| Sep 2026 | 1 | — | $2,305 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.8% a year, ranked 16 of 26 in D03 and 460 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Highline Residences Rent
- Median rent a month
- $4,200 to $9,000
- Gross yield
- 3.4% to 4.4%
- Rental contracts
- 183
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,200 | $4,000 to $4,500 | 4.4% | 43 |
| 2-bedroom | $5,400 | $5,100 to $5,550 | 3.9% | 63 |
| 3-bedroom | $7,500 | $7,000 to $8,000 | 3.8% | 68 |
| 4-bedroom | $9,000 | $8,500 to $12,200 | 3.4% | 9 |
Rental contracts at Highline Residences
183 contracts, Sep 2025 to Aug 2026 · median $5,500 a month · $3,500 to $13,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,800 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,200 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,400 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,500 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,700 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,700 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $7,000 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $7,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $8,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Highline Residences By stack
- Highest, stack 13
- $2,514 psf
- Lowest, stack 26
- $2,114 psf
- Stacks with 2+ resales
- 18
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,121 psf | 1,179 sq ft | Levels 3 to 4 | 2 |
| 07 | $2,435 psf | 1,109 sq ft | Levels 2 to 34 | 7 |
| 08 | $2,261 psf | 1,152 sq ft | Levels 5 to 33 | 8 |
| 09 | $2,352 psf | 506 sq ft | Levels 8 to 34 | 8 |
| 10 | $2,441 psf | 635 sq ft | Levels 13 to 30 | 8 |
| 11 | $2,465 psf | 915 sq ft | Levels 21 to 34 | 6 |
| 12 | $2,330 psf | 700 sq ft | Levels 2 to 33 | 7 |
| 13 | $2,514 psf | 915 sq ft | Levels 8 to 15 | 3 |
Show the other 10 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $2,338 psf | 667 sq ft | Levels 10 to 32 | 4 |
| 15 | $2,208 psf | 506 sq ft | Levels 2 to 30 | 12 |
| 16 | $2,396 psf | 1,152 sq ft | Levels 14 to 32 | 3 |
| 17 | $2,407 psf | 1,292 sq ft | Levels 2 to 33 | 6 |
| 18 | $2,337 psf | 700 sq ft | Levels 6 to 33 | 6 |
| 19 | $2,427 psf | 904 sq ft | Levels 6 to 20 | 4 |
| 21 | $2,245 psf | 904 sq ft | Levels 8 to 20 | 2 |
| 22 | $2,461 psf | 1,076 sq ft | Levels 10 to 20 | 2 |
| 24 | $2,296 psf | 743 sq ft | Levels 4 to 16 | 6 |
| 26 | $2,114 psf | 1,152 sq ft | Level 1 | 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 →
Highline Residences Floor plans
25 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom1 plan · 506 sq ft
2-Bedroom4 plans · 635 to 743 sq ft
3-Bedroom12 plans · 883 to 1,206 sq ft
4-Bedroom8 plans · 1,227 to 2,260 sq ft
Floor plans: Harvestland Development Pte Ltd, Highline Residences e-brochure. Developer's plans, approximate and subject to change.
Highline Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: Harvestland Development Pte Ltd. Developer's illustration, subject to change.
Highline Residences Notes
How these numbers are worked out
- Grade A places Highline 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: $2,501 psf at Highline Residences against $2,254 psf across District 3, 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 $2,425 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 (4 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 21 resale caveats at Highline Residences ranged from $2,075 psf to $2,841 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, 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 Tiong Bahru MRT (EW17), 270 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools 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 Highline Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.