RPS · Resale Project Scorecard
Kingsgrove — Grade B
RPS score 6.29/10 · D20 · Ang Mo Kio, Bishan, Thomson · 32 units · scored across 7 weighted factors — methodology published.
FH · THOMSON HILL PTE LTD (FAR EAST ORGANIZATION) · TOP 1992
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.78% — near-median performance within its 1992-era cohort (53th percentile).
4 primary schools within 1km (nearest: CHIJ OUR LADY OF GOOD COUNSEL at 0.61km). Exceptional school catchment — strong appeal for families with young children.
32 units — very small project; niche product with thin resale market.
0.74km from Lorong Chuan Mrt Stn (CC14) — short walk to MRT, good transport convenience.
Rental yield of 2.47% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Ang Mo Kio MRT CRL interchange (CR11, CRL1) at 1.84km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ OUR LADY OF GOOD Counsel, Townsville Primary School, ST. Gabriel's Primary School, KUO Chuan Presbyterian Primary School.
The verdict· Scores updated September 2026
Kingsgrove scores 6.29 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 834th of 2,357 resale condos scored in Singapore and 33rd of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, total returns.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Kingsgrove
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,456 psf, median price $2.30M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,456 psf | $2.30M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,456 psf | $2.30M |
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.
Kingsgrove: frequently asked questions
Answers generated from the scorecard data — RPS rank 834th of 2,357, scores updated September 2026.
- Is Kingsgrove a good buy in 2026?
- Kingsgrove scores 6.29/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 834th of 2,357 Singapore resale condos and 33rd of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, total returns. 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 Kingsgrove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Kingsgrove, at a median of $1,456 psf and a median price of $2.30M (range $1,427 psf to $1,485 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Kingsgrove from the nearest MRT station?
- Kingsgrove is about 740m from Lorong Chuan MRT (CC14), 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 Kingsgrove compare with Seasons View?
- Seasons View is the project scored next to Kingsgrove on the District 20 ranking: 6.34 (Grade B) against Kingsgrove's 6.29 (Grade B). Kingsgrove scores higher on Tenure (10 vs 5) and Primary School Effect (10 vs 7); Seasons View scores higher on Project Size (3 vs 8) and Rental Yield (2 vs 4).
- Which primary schools are within 1km of Kingsgrove?
- 4 primary schools are within 1km of Kingsgrove: CHIJ OUR LADY OF GOOD Counsel, Townsville Primary School, ST. Gabriel's Primary School, KUO Chuan Presbyterian Primary School. 4 primary schools within 1km (nearest: CHIJ OUR LADY OF GOOD COUNSEL at 0.61km). Exceptional school catchment — strong appeal for families with young children. Kingsgrove scores 10/10 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 Kingsgrove, and how big is the project?
- Kingsgrove is freehold, completed in 1992, has 32 units, developed by THOMSON HILL PTE LTD (FAR EAST ORGANIZATION). Freehold tenure — no lease decay concerns, preserves long-term value. 32 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 Kingsgrove in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Kingsgrove — PSF trends, rival comparison, and our verdict — in your inbox.