RPS · Resale Project Scorecard
Lattice One — Grade B
RPS score 6.39/10 · D20 · Ang Mo Kio, Bishan, Thomson · 48 units · scored across 7 weighted factors — methodology published.
FH · TEE DEVELOPMENT PTE LTD · TOP 2023
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.92% — near-median performance within its 2023-era cohort (54th percentile).
1 primary school within 1km (CHIJ ST. NICHOLAS GIRLS' SCHOOL (PRIMARY), 0.68km away). Adequate but narrow school optionality.
48 units — very small project; niche product with thin resale market.
0.95km from Mayflower Mrt Stn (TE6) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.62% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Bright Hill MRT CRL interchange (CR13, CRL1) at 1.26km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ ST. Nicholas Girls' School (Primary).
The verdict· Scores updated September 2026
Lattice One scores 6.39 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 747th of 2,357 resale condos scored in Singapore and 30th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Lattice One
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,800 psf, median price $1.55M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,800 psf | $1.55M |
| 12-month total | 1 | $1,800 psf | $1.55M |
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.
Lattice One: frequently asked questions
Answers generated from the scorecard data — RPS rank 747th of 2,357, scores updated September 2026.
- Is Lattice One a good buy in 2026?
- Lattice One scores 6.39/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 747th of 2,357 Singapore resale condos and 30th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, 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 Lattice One?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Lattice One, at a median of $1,800 psf and a median price of $1.55M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lattice One from the nearest MRT station?
- Lattice One is about 950m from Mayflower MRT (TE6), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lattice One compare with Nuovo?
- Nuovo is the project scored next to Lattice One on the District 20 ranking: 6.40 (Grade B) against Lattice One's 6.39 (Grade B). Lattice One scores higher on Tenure (10 vs 7) and Primary School Effect (9 vs 7); Nuovo scores higher on Project Size (3 vs 8) and MRT Proximity (6 vs 9).
- Which primary schools are within 1km of Lattice One?
- One primary school is within 1km of Lattice One: CHIJ ST. Nicholas Girls' School (Primary). 1 primary school within 1km (CHIJ ST. NICHOLAS GIRLS' SCHOOL (PRIMARY), 0.68km away). Adequate but narrow school optionality. Lattice One scores 9/10 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 Lattice One, and how big is the project?
- Lattice One is freehold, completed in 2023, has 48 units, developed by TEE DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 48 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 Lattice One 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.
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