RPS · Resale Project Scorecard
Leith Grove — Grade D
RPS score 4.10/10 · D19 · Hougang, Punggol, Sengkang · 16 units · scored across 7 weighted factors — methodology published.
FH · ETOILE HOMES PTE LTD · TOP 2007
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.93% — below-median performance vs same-vintage peers (28th percentile of 2007-era cohort).
1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.51km away). Adequate but narrow school optionality.
16 units — very small project; niche product with thin resale market.
1.27km from Kovan Mrt Stn (NE13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.42% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 0.99km, far enough that the impact on this project is modest.
Primary schools within 1km: Zhonghua Primary School.
The verdict· Scores updated September 2026
Leith Grove scores 4.10 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2280th of 2,357 resale condos scored in Singapore and 178th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Rental Yield (5/10); its weakest is Project Size (3/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Leith Grove
URA REALIS records no resale transactions at Leith Grove in the 12 months to September 2026. The Historical Performance factor (3/10) is scored on 10-year price performance against same-vintage peers instead.
Leith Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 2280th of 2,357, scores updated September 2026.
- Is Leith Grove a good buy in 2026?
- Leith Grove scores 4.10/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2280th of 2,357 Singapore resale condos and 178th of 180 in District 19 (Hougang, Punggol, Sengkang). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, 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 Leith Grove?
- URA REALIS records no resale transactions at Leith Grove in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (3/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Leith Grove from the nearest MRT station?
- Leith Grove is about 1.3km from Kovan MRT (NE13), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Leith Grove compare with Jansen Mansion?
- Jansen Mansion is the project scored next to Leith Grove on the District 19 ranking: 4.14 (Grade D) against Leith Grove's 4.10 (Grade D). Leith Grove scores higher on Rental Yield (5 vs 0) and Primary School Effect (3 vs 1); Jansen Mansion scores higher on Project's Historical Performance (3 vs 6) and MRT Proximity (4 vs 6).
- Which primary schools are within 1km of Leith Grove?
- One primary school is within 1km of Leith Grove: Zhonghua Primary School. 1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.51km away). Adequate but narrow school optionality. Leith Grove scores 3/10 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 Leith Grove, and how big is the project?
- Leith Grove is freehold, completed in 2007, has 16 units, developed by ETOILE HOMES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 16 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Sengkang
Scored either side of Leith Grove 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 Leith Grove — PSF trends, rival comparison, and our verdict — in your inbox.