Resale Project Scorecard
Le Crescendo
D14 · Eunos, Geylang, Paya Lebar · freehold · completed 2006 · 228 units
Grade B, 6.02 out of 10, the 124th highest score among 208 resale condos in District 14.
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
- 5
- To MacPherson MRT
- 450 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Le Crescendo Score
- B
- Grade
- Score out of 10
- 6.02
- Highest score among 208 resale condos in District 14
- 124th
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: schools, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +3.76% — near-median performance within its 2006-era cohort (60th percentile).
The district median is 6/10.
Primary School Effect20%3/10
1 primary school within 1km (Canossa Catholic Primary School, 0.76km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 9/10.
- Canossa Catholic 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
228 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%8/10
450 m from MacPherson MRT (CC10 / DT26) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 2.99% — below-average income return.
The district median is 6/10.
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 1.57km, far enough that the impact on this project is modest.
The district median is 1.5/10.
Scores updated October 2026. On the map →
Why Le Crescendo scores 6.02
Le Crescendo scores 6.02 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1195th of 2,350 resale condos scored in Singapore and 124th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoLe Crescendo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6/10 | ±0.00 | 48% of district |
| Primary School Effect20% | 3/10 | 9/10 | −1.20 | 9% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 92% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 12% of district |
| Rental Yield10% | 4/10 | 6/10 | −0.20 | 12% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 3/10 | 1.5/10 | +0.09 | 71% of district |
Medians are across the 208 scored resale projects in District 14 (Eunos, Geylang, Paya Lebar). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Le Crescendo and a median-profile project (6.51). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Le Crescendo Prices
By unit type at Le Crescendo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,313 sq ft | 1,313 sq ft | $1.99M to $2.50M | $1,700 psf | 5 |
Past transactions at Le Crescendo
21 resales, Nov 2021 to Oct 2026 · median $1,550 psf · $1,270,000 to $2,498,800 · all 21 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Apr 2026 | 233 Paya Lebar Road | 6 | #06-03033BR | 3BR | 1,173 | $1,722 | $2,020,000 | Resale |
| 19 Mar 2026 | 233 Paya Lebar Road | 4 | #04-02023BR | 3BR | 1,453 | $1,720 | $2,498,800 | Resale |
| 15 Jan 2026 | 233 Paya Lebar Road | 7 | #07-02023BR | 3BR | 1,453 | $1,700 | $2,470,100 | Resale |
| 21 Nov 2025 | 233 Paya Lebar Road | 13 | #13-03033BR | 3BR | 1,173 | $1,695 | $1,988,888 | Resale |
| 3 Nov 2025 | 233 Paya Lebar Road | 5 | #05-08083BR | 3BR | 1,313 | $1,645 | $2,160,000 | Resale |
| 7 Oct 2025 | 233 Paya Lebar Road | 12 | #12-06063BR | 3BR | 1,378 | $1,633 | $2,250,000 | Resale |
| 12 Sep 2025 | 233 Paya Lebar Road | 18 | #18-12122BR | 2BR | 915 | $1,694 | $1,550,000 | Resale |
| 4 Aug 2025 | 233 Paya Lebar Road | 10 | #10-08083BR | 3BR | 1,313 | $1,675 | $2,200,000 | Resale |
| 9 Apr 2025 | 233 Paya Lebar Road | 13 | #13-12122BR | 2BR | 915 | $1,608 | $1,471,500 | Resale |
| 27 Mar 2025 | 233 Paya Lebar Road | 9 | #09-05053BR | 3BR | 1,184 | $1,605 | $1,900,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D14 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,356 psf | $1,322 psf |
| Feb–Apr 2022 | 2 | $1,462 psf | $1,359 psf |
| May–Jul 2022 | — | — | $1,446 psf |
| Aug–Oct 2022 | 2 | $1,449 psf | $1,512 psf |
| Nov 2022 – Jan 2023 | — | — | $1,507 psf |
| Feb–Apr 2023 | 1 | — | $1,640 psf |
| May–Jul 2023 | — | — | $1,547 psf |
| Aug–Oct 2023 | — | — | $1,539 psf |
| Nov 2023 – Jan 2024 | — | — | $1,622 psf |
| Feb–Apr 2024 | 1 | — | $1,687 psf |
| May–Jul 2024 | — | — | $1,730 psf |
| Aug–Oct 2024 | 2 | $1,484 psf | $1,790 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,867 psf |
| Feb–Apr 2025 | 2 | $1,607 psf | $1,814 psf |
| May–Jul 2025 | — | — | $1,898 psf |
| Aug–Oct 2025 | 3 | $1,675 psf | $1,798 psf |
| Nov 2025 – Jan 2026 | 3 | $1,695 psf | $1,737 psf |
| Feb–Apr 2026 | 2 | $1,721 psf | $1,729 psf |
| May–Jul 2026 | — | — | $1,697 psf |
| Aug–Oct 2026 | — | — | $1,756 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.1% a year, ranked 8 of 27 in D14 and 202 of 715 condos. See the most profitable condos in D14 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Le Crescendo Rent
- Median rent a month
- $3,800 to $4,990
- Gross yield
- 2.8%
- Rental contracts
- 39
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,710 to $4,000 | — | 26 |
| 3-bedroom | $4,990 | $4,800 to $5,000 | 2.8% | 13 |
Rental contracts at Le Crescendo
39 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,400 to $5,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,200 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $4,900 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,000 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,100 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Le Crescendo By stack
- Highest, stack 02
- $1,700 psf
- Lowest, stack 04
- $1,468 psf
- Stacks with 2+ resales
- 7
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,700 psf | 1,453 sq ft | Levels 4 to 14 | 3 |
| 03 | $1,695 psf | 1,173 sq ft | Levels 6 to 13 | 3 |
| 04 | $1,468 psf | 947 sq ft | Levels 3 to 13 | 2 |
| 05 | $1,542 psf | 1,184 sq ft | Level 9 | 2 |
| 07 | $1,549 psf | 947 sq ft | Levels 2 to 12 | 2 |
| 08 | $1,645 psf | 1,313 sq ft | Levels 2 to 10 | 3 |
| 12 | $1,608 psf | 915 sq ft | Levels 2 to 18 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Le Crescendo Notes
How these numbers are worked out
- Grade B places Le Crescendo 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: $1,700 psf at Le Crescendo against $1,731 psf across District 14, 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 $1,621 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 (2 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 5 resale caveats at Le Crescendo ranged from $1,645 psf to $1,722 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2006, 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 MacPherson MRT (CC10 / DT26), 450 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Le Crescendo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.