Resale Project Scorecard
Lucky Plaza
D09 · Orchard, River Valley · freehold · completed 1981 · 88 units
Grade B, 5.73 out of 10, the 95th highest score among 205 resale condos in District 9.
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
- 3
- To Orchard MRT
- 140 m
Photo: S5A-0043, CC BY 4.0 (Wikimedia Commons)
Lucky Plaza Score
- B
- Grade
- Score out of 10
- 5.73
- Highest score among 205 resale condos in District 9
- 95th
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: rental yield, project size.
Project's Historical Performance25%4/10
Avg Ann. of +2.38% — below-median performance vs same-vintage peers (34th percentile of 1981-era cohort).
The district median is 4/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Anglo-Chinese School (Junior) at 0.87km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Anglo-Chinese School (Junior)
- River Valley 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%3/10
88 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%10/10
140 m from Orchard MRT (NS22 / TE14) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.64% — below-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.05km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Lucky Plaza scores 5.73
Lucky Plaza scores 5.73 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1436th of 2,350 resale condos scored in Singapore and 95th of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10).
| Factor | This condoLucky Plaza | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 4/10 | ±0.00 | 46% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 8% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 77% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 33% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 49% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lucky Plaza and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lucky Plaza Prices
By unit type at Lucky Plaza
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,647 sq ft | 1,647 sq ft | $3.08M | $1,873 psf | 2 |
Past transactions at Lucky Plaza
14 resales, Nov 2021 to Oct 2026 · median $2,004 psf · $1,750,000 to $3,218,999 · 9 of the 11 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 10 Sep 2026 | 304 Orchard Road | 16 | #16-03032BR | 2BR | 872 | $2,042 | $1,780,000 | Resale |
| 28 Nov 2025 | 304 Orchard Road | 15 | #15-02023BR | 3BR | 1,647 | $1,791 | $2,950,000 | Resale |
| 11 Nov 2025 | 304 Orchard Road | 11 | #11-02023BR | 3BR | 1,647 | $1,955 | $3,218,999 | Resale |
| 1 Sep 2025 | 304 Orchard Road | 14 | #14-02023BR | 3BR | 1,647 | $1,794 | $2,955,000 | Resale |
| 6 Dec 2024 | 304 Orchard Road | 22 | #22-01013BR | 3BR | 1,550 | $2,000 | $3,100,000 | Resale |
| 21 Nov 2024 | 304 Orchard Road | 21 | #21-03032BR | 2BR | 872 | $2,294 | $2,000,000 | Resale |
| 6 Aug 2024 | 304 Orchard Road | 17 | #17-02023BR | 3BR | 1,647 | $1,882 | $3,100,000 | Resale |
| 14 Jul 2023 | 304 Orchard Road | 18 | #18-01013BR | 3BR | 1,550 | $2,000 | $3,100,000 | Resale |
| 20 Jun 2023 | 304 Orchard Road | 25 | #25-01013BR | 3BR | 1,550 | $2,064 | $3,200,000 | Resale |
| 25 Nov 2022 | 304 Orchard Road | 24 | #24-04042BR | 2BR | 829 | $2,232 | $1,850,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $2,153 psf |
| Feb–Apr 2022 | 2 | $2,027 psf | $2,140 psf |
| May–Jul 2022 | 1 | — | $2,074 psf |
| Aug–Oct 2022 | — | — | $2,184 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,193 psf |
| Feb–Apr 2023 | — | — | $2,192 psf |
| May–Jul 2023 | 2 | $2,032 psf | $2,138 psf |
| Aug–Oct 2023 | — | — | $2,198 psf |
| Nov 2023 – Jan 2024 | — | — | $2,280 psf |
| Feb–Apr 2024 | — | — | $2,165 psf |
| May–Jul 2024 | — | — | $2,228 psf |
| Aug–Oct 2024 | 1 | — | $2,238 psf |
| Nov 2024 – Jan 2025 | 2 | $2,147 psf | $2,301 psf |
| Feb–Apr 2025 | — | — | $2,305 psf |
| May–Jul 2025 | — | — | $2,306 psf |
| Aug–Oct 2025 | 1 | — | $2,265 psf |
| Nov 2025 – Jan 2026 | 2 | $1,873 psf | $2,331 psf |
| Feb–Apr 2026 | — | — | $2,420 psf |
| May–Jul 2026 | — | — | $2,395 psf |
| Aug–Oct 2026 | 1 | — | $2,245 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Lucky Plaza Rent
- Median rent a month
- $4,500 to $7,350
- Gross yield
- 2.9%
- Rental contracts
- 21
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,500 | $4,350 to $4,830 | — | 15 |
| 3-bedroom | $7,350 | $6,530 to $7,730 | 2.9% | 6 |
Rental contracts at Lucky Plaza
21 contracts, Sep 2025 to Aug 2026 · median $4,600 a month · $2,800 to $8,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,500 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,600 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,900 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $4,500 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $4,600 |
| May 2026 | 2BR | 800 to 900 sq ft | $3,850 |
| May 2026 | 2BR | 800 to 900 sq ft | $4,850 |
| Apr 2026 | 2BR | 800 to 900 sq ft | $4,000 |
| Apr 2026 | 2BR | 800 to 900 sq ft | $4,500 |
| Mar 2026 | 2BR | 800 to 900 sq ft | $4,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Lucky Plaza By stack
- Highest, stack 04
- $2,172 psf
- Lowest, stack 02
- $1,882 psf
- Stacks with 2+ resales
- 4
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,000 psf | 1,550 sq ft | Levels 18 to 25 | 3 |
| 02 | $1,882 psf | 1,647 sq ft | Levels 11 to 17 | 5 |
| 03 | $2,168 psf | 872 sq ft | Levels 16 to 21 | 2 |
| 04 | $2,172 psf | 829 sq ft | Levels 13 to 24 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Lucky Plaza Notes
How these numbers are worked out
- Grade B places Lucky Plaza 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: $1,955 psf at Lucky Plaza against $2,356 psf across District 9, 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 $2,000 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 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 3 resale caveats at Lucky Plaza ranged from $1,791 psf to $2,042 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1981, 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 Orchard MRT (NS22 / TE14), 140 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 Lucky Plaza for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.