RPS · Resale Project Scorecard
Le Gambir — Grade B
RPS score 6.34/10 · D19 · Hougang, Punggol, Sengkang · 8 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1989
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.10% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
2 primary schools within 1km (nearest: MARIS STELLA HIGH SCHOOL (PRIMARY) at 0.50km). Exceptional school catchment — strong appeal for families with young children.
8 units — very small project; niche product with thin resale market.
0.54km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 3.60% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.04km, far enough that the impact on this project is modest.
Primary schools within 1km: Maris Stella HIGH School (Primary), Yangzheng Primary School.
The verdict· Scores updated September 2026
Le Gambir scores 6.34 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 792nd of 2,357 resale condos scored in Singapore and 104th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Le Gambir: frequently asked questions
Answers generated from the scorecard data — RPS rank 792nd of 2,357, scores updated September 2026.
- Is Le Gambir a good buy in 2026?
- Le Gambir scores 6.34/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 792nd of 2,357 Singapore resale condos and 104th of 180 in District 19 (Hougang, Punggol, Sengkang). 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.
- How far is Le Gambir from the nearest MRT station?
- Le Gambir is about 540m from Serangoon MRT (NE12), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Le Gambir compare with Park Green?
- Park Green is the project scored next to Le Gambir on the District 19 ranking: 6.37 (Grade B) against Le Gambir's 6.34 (Grade B). Le Gambir scores higher on Tenure (10 vs 7) and MRT Proximity (8 vs 6); Park Green scores higher on Project Size (3 vs 8) and Future Transformation (3 vs 4).
- Which primary schools are within 1km of Le Gambir?
- 2 primary schools are within 1km of Le Gambir: Maris Stella HIGH School (Primary), Yangzheng Primary School. 2 primary schools within 1km (nearest: MARIS STELLA HIGH SCHOOL (PRIMARY) at 0.50km). Exceptional school catchment — strong appeal for families with young children. Le Gambir 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 Le Gambir, and how big is the project?
- Le Gambir is freehold, completed in 1989, has 8 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 8 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 Le Gambir in Hougang, Punggol, Sengkang
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 Le Gambir — PSF trends, rival comparison, and our verdict — in your inbox.