RPS · Resale Project Scorecard
Midtown Residences — Grade A
RPS score 6.56/10 · D19 · Hougang, Punggol, Sengkang · 160 units · scored across 7 weighted factors — methodology published.
99YR · Roxy-Pacific Holdings · TOP 2016
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +0.78% — below-median performance vs same-vintage peers (34th percentile of 2016-era cohort).
4 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.40km). Exceptional school catchment — strong appeal for families with young children.
160 units — boutique development. Lower transaction frequency and limited shared facilities.
310m from Hougang Mrt Stn (NE14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.44% — above-average income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Hougang MRT CRL interchange (CR8, CRL1) at 0.35km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, HOLY Innocents' Primary School, Montfort Junior School, Punggol Primary School.
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The verdict· Scores updated September 2026
Midtown Residences scores 6.56 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 614th of 2,357 resale condos scored in Singapore and 84th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (4/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Midtown Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $1,616 psf, median price $1.03M. Median PSF is up 1.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,597 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 3 | $1,610 psf | $1.04M |
| Apr–Jun 2026 | 3 | $1,622 psf | $1.03M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 6 | $1,616 psf | $1.03M |
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.
Midtown Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 614th of 2,357, scores updated September 2026.
- Is Midtown Residences a good buy in 2026?
- Midtown Residences scores 6.56/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 614th of 2,357 Singapore resale condos and 84th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation. 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 Midtown Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Midtown Residences, at a median of $1,616 psf and a median price of $1.03M (range $1,529 psf to $1,692 psf). The median PSF is up 1.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,597 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Midtown Residences from the nearest MRT station?
- Midtown Residences is about 310m from Hougang MRT (NE14), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Midtown Residences compare with Presto @ Upper Serangoon?
- Presto @ Upper Serangoon is the project scored next to Midtown Residences on the District 19 ranking: 6.57 (Grade A) against Midtown Residences's 6.56 (Grade A). Midtown Residences scores higher on Future Transformation (5 vs 2) and Project Size (5 vs 3); Presto @ Upper Serangoon scores higher on Project's Historical Performance (4 vs 6) and Tenure (8 vs 10).
- Which primary schools are within 1km of Midtown Residences?
- 4 primary schools are within 1km of Midtown Residences: CHIJ OUR LADY OF THE Nativity, HOLY Innocents' Primary School, Montfort Junior School, Punggol Primary School. 4 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.40km). Exceptional school catchment — strong appeal for families with young children. Midtown Residences scores 10/10 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 Midtown Residences, and how big is the project?
- Midtown Residences is 99-year leasehold, completed in 2016, has 160 units, developed by Roxy-Pacific Holdings. 99YR tenure — about 86 years remaining — no near-term decay concern. 160 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Midtown Residences in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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