Resale Project Scorecard
Jade Residences
D19 · Hougang, Punggol, Sengkang · freehold · completed 2017 · 171 units
Grade A, 6.56 out of 10, the 92nd highest score among 180 resale condos in District 19.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 2
- To Serangoon MRT
- 350 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Jade Residences Score
- A
- Grade
- Score out of 10
- 6.56
- Highest score among 180 resale condos in District 19
- 92nd
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.89% — below-median performance vs same-vintage peers (37th percentile of 2017-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Maris Stella High School (Primary) at 0.60km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Maris Stella High School (Primary)
- Paya Lebar Methodist Girls' School (Primary)
- Yangzheng Primary 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%5/10
171 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%9/10
350 m from Serangoon MRT (NE12 / CC13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%4/10
Rental yield of 2.98% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.76km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Jade Residences scores 6.56
Jade Residences scores 6.56 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 674th of 2,350 resale condos scored in Singapore and 92nd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoJade Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 8% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 56% of district |
| MRT Proximity13% | 9/10 | 7.5/10 | +0.20 | 72% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 27% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Jade Residences and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Jade Residences Prices
By unit type at Jade Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom813 sq ft | 813 sq ft | $1.28M | $1,631 psf | 2 |
Past transactions at Jade Residences
42 resales, Nov 2021 to Oct 2026 · median $1,687 psf · $900,000 to $2,320,000 · 38 of 42 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Jul 2026 | 1 Lew Lian Vale | 1 | #01-08082BR · Blk 1 | 2BR | 614 | $1,850 | $1,135,000 | Resale |
| 13 Feb 2026 | 1 Lew Lian Vale | 5 | #05-08082BR · Blk 1 | 2BR | 1,012 | $1,411 | $1,428,000 | Resale |
| 29 Oct 2025 | 5 Lew Lian Vale | 3 | #03-17173BR · Blk 5 | 3BR | 732 | $1,967 | $1,440,000 | Resale |
| 21 Oct 2025 | 7 Lew Lian Vale | 3 | #03-18182BR · Blk 7 | 2BR | 592 | $1,777 | $1,052,000 | Resale |
| 3 Oct 2025 | 7 Lew Lian Vale | 1 | #01-21213BR · Blk 7 | 3BR | 797 | $1,881 | $1,498,000 | Resale |
| 25 Jul 2025 | 5 Lew Lian Vale | 5 | #05-10103BR · Blk 5 | 3BR | 1,604 | $1,447 | $2,320,000 | Resale |
| 22 Jul 2025 | 9 Lew Lian Vale | 5 | #05-31313BR · Blk 9 | 3BR | 1,292 | $1,512 | $1,952,888 | Resale |
| 13 Jun 2025 | 5 Lew Lian Vale | 3 | #03-10103BR · Blk 5 | 3BR | 861 | $1,835 | $1,580,000 | Resale |
| 8 May 2025 | 1 Lew Lian Vale | 5 | #05-01013BR · Blk 1 | 3BR | 1,324 | $1,511 | $2,000,000 | Resale |
| 21 Apr 2025 | 9 Lew Lian Vale | 3 | #03-31313BR · Blk 9 | 3BR | 732 | $1,965 | $1,438,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,178 psf |
| Feb–Apr 2022 | 5 | $1,650 psf | $1,255 psf |
| May–Jul 2022 | 8 | $1,626 psf | $1,219 psf |
| Aug–Oct 2022 | 2 | $1,689 psf | $1,285 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,347 psf |
| Feb–Apr 2023 | 1 | — | $1,376 psf |
| May–Jul 2023 | 3 | $1,718 psf | $1,420 psf |
| Aug–Oct 2023 | 7 | $1,758 psf | $1,450 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,451 psf |
| Feb–Apr 2024 | 2 | $1,448 psf | $1,538 psf |
| May–Jul 2024 | — | — | $1,479 psf |
| Aug–Oct 2024 | 1 | — | $1,517 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,567 psf |
| Feb–Apr 2025 | 1 | — | $1,606 psf |
| May–Jul 2025 | 4 | $1,512 psf | $1,600 psf |
| Aug–Oct 2025 | 3 | $1,881 psf | $1,600 psf |
| Nov 2025 – Jan 2026 | — | — | $1,626 psf |
| Feb–Apr 2026 | 1 | — | $1,640 psf |
| May–Jul 2026 | 1 | — | $1,642 psf |
| Aug–Oct 2026 | — | — | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +1.1% a year, ranked 75 of 78 in D19 and 637 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Jade Residences Rent
- Median rent a month
- $3,000 to $5,300
- Gross yield
- 2.8%
- Rental contracts
- 58
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,000 | $3,000 to $3,100 | 2.8% | 28 |
| 3-bedroom | $3,600 | $3,500 to $3,800 | — | 21 |
| 4-bedroom | $5,300 | $5,000 to $5,500 | — | 9 |
Rental contracts at Jade Residences
58 contracts, Sep 2025 to Aug 2026 · median $3,300 a month · $2,850 to $5,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,000 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,000 |
| Aug 2026 | 4BR | 1,100 to 1,200 sq ft | $3,200 |
| Aug 2026 | 4BR | 1,900 to 2,000 sq ft | $5,900 |
| Jul 2026 | 2BR | 500 to 600 sq ft | $3,100 |
| Jul 2026 | 3BR | 800 to 900 sq ft | $3,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,000 |
| Jul 2026 | 4BR | 1,100 to 1,200 sq ft | $5,000 |
| Jul 2026 | 4BR | 1,900 to 2,000 sq ft | $5,500 |
| Jun 2026 | 2BR | 500 to 600 sq ft | $3,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Jade Residences By stack
- Highest, stack 17
- $1,852 psf
- Lowest, stack 09
- $1,379 psf
- Stacks with 2+ resales
- 12
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,591 psf | 1,033 sq ft | Levels 3 to 5 | 2 |
| 02 | $1,694 psf | 915 sq ft | Levels 3 to 5 | 3 |
| 04 | $1,409 psf | 780 sq ft | Levels 2 to 5 | 2 |
| 05 | $1,703 psf | 549 sq ft | Levels 2 to 5 | 3 |
| 08 | $1,516 psf | 614 sq ft | Levels 1 to 5 | 3 |
| 09 | $1,379 psf | 834 sq ft | Levels 1 to 5 | 2 |
| 10 | $1,743 psf | 872 sq ft | Levels 1 to 5 | 3 |
| 13 | $1,593 psf | 1,152 sq ft | Levels 1 to 4 | 2 |
Show the other 4 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 17 | $1,852 psf | 732 sq ft | Levels 2 to 4 | 3 |
| 21 | $1,780 psf | 797 sq ft | Levels 1 to 5 | 3 |
| 24 | $1,741 psf | 527 sq ft | Levels 2 to 3 | 2 |
| 31 | $1,739 psf | 1,012 sq ft | Levels 3 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Jade Residences Notes
How these numbers are worked out
- Grade A places Jade 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: $1,631 psf at Jade Residences against $1,635 psf across District 19, 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). 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 (12 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 2 resale caveats at Jade Residences ranged from $1,411 psf to $1,850 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- 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 Serangoon MRT (NE12 / CC13), 350 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 Jade Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.