Resale Project Scorecard
La Fiesta
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2016 · 810 units
Grade S, 8.10 out of 10, the 24th 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 →
- Lease left, about
- 85 yrs
- Resales, 12 months to Oct 2026
- 30
- To Sengkang MRT
- 80 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
La Fiesta Score
- S
- Grade
- Score out of 10
- 8.10
- Highest score among 180 resale condos in District 19
- 24th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: rental yield.
Project's Historical Performance25%8/10
Avg Ann. of +2.35% — top-quartile performance within its 2016-era cohort (71st percentile).
The district median is 7/10.
Primary School Effect20%10/10
9 primary schools within 1km (nearest: Seng Kang Primary School at 0.29km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Seng Kang Primary School
- Nan Chiau Primary School
- Compassvale Primary School
- North Vista Primary School
- Palm View Primary School
- Springdale Primary School
- Anchor Green Primary School
- North Spring Primary School
- Rivervale 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%8/10
810 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
80 m from Sengkang MRT (NE16 / STC) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%4/10
Rental yield of 3.18% — below-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 85 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.45km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
Why La Fiesta scores 8.10
La Fiesta scores 8.10 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 85th of 2,350 resale condos scored in Singapore and 24th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Rental Yield (4/10).
| Factor | This condoLa Fiesta | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 63% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 10/10 | 7.5/10 | +0.33 | 92% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 27% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 77% 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 La Fiesta 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.
La Fiesta Prices
By unit type at La Fiesta
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom441 sq ft | 441 sq ft | $786,944 | $1,784 psf | 2 |
| 2-bedroom754 sq ft | 754 sq ft | $1.24M to $1.35M | $1,732 psf | 12 |
| 3-bedroom893 sq ft | 893 sq ft | $1.55M to $1.94M | $1,858 psf | 13 |
Past transactions at La Fiesta
30 resales, Nov 2025 to Oct 2026 · median $1,774 psf · $773,888 to $2,398,000 · 29 of the 29 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 2 Oct 2026 | 66 Sengkang Square | 14 | #14-35352BR · Blk 66 | 2BR | 754 | $1,800 | $1,356,000 | Resale |
| 25 Sep 2026 | 60 Sengkang Square | 1 | #01-23233BR · Blk 60 | 3BR | 1,130 | $1,681 | $1,900,000 | Resale |
| 23 Sep 2026 | 58 Sengkang Square | 13 | #13-17172BR · Blk 58 | 2BR | 732 | $1,762 | $1,290,000 | Resale |
| 18 Sep 2026 | 60 Sengkang Square | 5 | #05-21212BR · Blk 60 | 2BR | 732 | $1,756 | $1,285,000 | Resale |
| 28 Aug 2026 | 66 Sengkang Square | 10 | #10-37373BR · Blk 66 | 3BR | 1,001 | $1,936 | $1,938,000 | Resale |
| 11 Aug 2026 | 74 Sengkang Square | 1 | #01-52523BR · Blk 74 | 3BR | 1,130 | $1,548 | $1,750,000 | Resale |
| 6 Aug 2026 | 50 Sengkang Square | 13 | #13-01013BR · Blk 50 | 3BR | 893 | $1,733 | $1,548,000 | Resale |
| 6 Aug 2026 | 62 Sengkang Square | 5 | #05-27272BR · Blk 62 | 2BR | 754 | $1,739 | $1,310,000 | Resale |
| 24 Jul 2026 | 74 Sengkang Square | 1 | #01-53533BR · Blk 74 | 3BR | 1,120 | $1,472 | $1,648,000 | Resale |
| 17 Jul 2026 | 64 Sengkang Square | 7 | #07-31311BR · Blk 64 | 1BR | 431 | $1,797 | $773,888 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | — | — | $1,614 psf |
| Dec 2025 | 3 | $1,791 psf | $1,637 psf |
| Jan 2026 | 5 | $1,754 psf | $1,627 psf |
| Feb 2026 | 1 | — | $1,597 psf |
| Mar 2026 | 1 | — | $1,652 psf |
| Apr 2026 | 2 | $1,796 psf | $1,646 psf |
| May 2026 | 1 | — | $1,599 psf |
| Jun 2026 | 6 | $1,774 psf | $1,640 psf |
| Jul 2026 | 3 | $1,797 psf | $1,674 psf |
| Aug 2026 | 4 | $1,736 psf | $1,642 psf |
| Sep 2026 | 3 | $1,756 psf | $1,612 psf |
| Oct 2026 | 1 | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.0% a year, ranked 56 of 78 in D19 and 428 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 →
La Fiesta Rent
- Median rent a month
- $2,800 to $5,000
- Gross yield
- 3.0% to 4.3%
- Rental contracts
- 195
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,800 | $2,800 to $2,900 | 4.3% | 51 |
| 2-bedroom | $3,500 | $3,500 to $3,600 | 3.2% | 61 |
| 3-bedroom | $4,100 | $4,000 to $4,250 | 3.0% | 68 |
| 4-bedroom | $5,000 | $4,220 to $5,400 | — | 15 |
Rental contracts at La Fiesta
196 contracts, Sep 2025 to Aug 2026 · median $3,600 a month · $2,500 to $6,250
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,850 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,850 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
La Fiesta By stack
- Highest, stack 20
- $1,770 psf
- Lowest, stack 21
- $1,314 psf
- Stacks with 2+ resales
- 45
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,733 psf | 893 sq ft | Levels 9 to 15 | 3 |
| 02 | $1,641 psf | 1,346 sq ft | Levels 3 to 10 | 5 |
| 03 | $1,416 psf | 1,367 sq ft | Levels 4 to 15 | 4 |
| 04 | $1,533 psf | 893 sq ft | Levels 3 to 13 | 2 |
| 05 | $1,525 psf | 893 sq ft | Levels 1 to 13 | 6 |
| 06 | $1,594 psf | 1,098 sq ft | Levels 1 to 14 | 5 |
| 07 | $1,720 psf | 1,098 sq ft | Levels 3 to 11 | 3 |
| 08 | $1,544 psf | 893 sq ft | Levels 1 to 13 | 8 |
Show the other 37 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,528 psf | 1,001 sq ft | Levels 6 to 14 | 3 |
| 10 | $1,484 psf | 1,507 sq ft | Levels 1 to 6 | 2 |
| 11 | $1,507 psf | 1,367 sq ft | Levels 3 to 15 | 4 |
| 12 | $1,598 psf | 1,001 sq ft | Levels 2 to 10 | 2 |
| 13 | $1,486 psf | 1,001 sq ft | Levels 2 to 15 | 3 |
| 14 | $1,513 psf | 754 sq ft | Levels 12 to 14 | 2 |
| 15 | $1,526 psf | 754 sq ft | Levels 1 to 15 | 5 |
| 17 | $1,435 psf | 732 sq ft | Levels 5 to 15 | 9 |
| 19 | $1,531 psf | 840 sq ft | Levels 1 to 15 | 3 |
| 20 | $1,770 psf | 452 sq ft | Levels 2 to 9 | 3 |
| 21 | $1,314 psf | 732 sq ft | Levels 1 to 11 | 7 |
| 22 | $1,513 psf | 829 sq ft | Levels 3 to 9 | 2 |
| 23 | $1,645 psf | 840 sq ft | Levels 1 to 10 | 6 |
| 25 | $1,424 psf | 1,001 sq ft | Levels 4 to 5 | 2 |
| 27 | $1,709 psf | 754 sq ft | Levels 4 to 15 | 5 |
| 29 | $1,469 psf | 732 sq ft | Levels 3 to 6 | 3 |
| 30 | $1,638 psf | 1,421 sq ft | Levels 5 to 15 | 3 |
| 31 | $1,770 psf | 431 sq ft | Levels 7 to 10 | 2 |
| 32 | $1,618 psf | 990 sq ft | Levels 1 to 10 | 4 |
| 33 | $1,708 psf | 732 sq ft | Levels 8 to 9 | 2 |
| 34 | $1,392 psf | 1,033 sq ft | Levels 1 to 10 | 3 |
| 35 | $1,739 psf | 754 sq ft | Levels 5 to 14 | 3 |
| 36 | $1,410 psf | 754 sq ft | Levels 1 to 15 | 5 |
| 37 | $1,729 psf | 1,001 sq ft | Levels 2 to 14 | 4 |
| 38 | $1,497 psf | 732 sq ft | Levels 7 to 10 | 3 |
| 41 | $1,548 psf | 1,421 sq ft | Levels 3 to 13 | 3 |
| 42 | $1,503 psf | 732 sq ft | Levels 11 to 15 | 3 |
| 43 | $1,698 psf | 1,001 sq ft | Levels 3 to 15 | 3 |
| 44 | $1,699 psf | 754 sq ft | Levels 7 to 12 | 3 |
| 45 | $1,669 psf | 754 sq ft | Levels 2 to 12 | 4 |
| 47 | $1,770 psf | 452 sq ft | Levels 6 to 13 | 2 |
| 48 | $1,662 psf | 840 sq ft | Levels 2 to 15 | 4 |
| 50 | $1,617 psf | 840 sq ft | Levels 1 to 4 | 2 |
| 51 | $1,626 psf | 452 sq ft | Levels 3 to 12 | 3 |
| 52 | $1,507 psf | 985 sq ft | Levels 1 to 6 | 2 |
| 53 | $1,472 psf | 829 sq ft | Levels 1 to 14 | 5 |
| 54 | $1,455 psf | 732 sq ft | Levels 4 to 14 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
La Fiesta Notes
How these numbers are worked out
- Grade S places La Fiesta 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: $1,774 psf at La Fiesta 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; the year before is Nov 2024 – Oct 2025, median $1,697 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (7 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 30 resale caveats at La Fiesta ranged from $1,472 psf to $1,938 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Sengkang MRT (NE16 / STC), 80 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 9 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 La Fiesta for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.