Resale Project Scorecard
Midtown Residences
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2016 · 160 units
Grade A, 6.56 out of 10, the 92nd highest score among 180 resale condos in District 19.
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 →
- Lease left, about
- 86 yrs
- Resales, 12 months to Oct 2026
- 8
- To Hougang MRT
- 270 m
Artist's impression: Oxley-Lian Beng Pte. Ltd., Midtown Residences e-brochure
Midtown Residences Score
- A
- Grade
- Score out of 10
- 6.56
- Highest score among 180 resale condos in District 19
- 92nd
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
Project's Historical Performance25%4/10
Avg Ann. of +0.78% — below-median performance vs same-vintage peers (34th percentile of 2016-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: CHIJ Our Lady of the Nativity at 0.35km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- CHIJ Our Lady of the Nativity
- Holy Innocents' Primary School
- Montfort Junior School
- Punggol 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%5/10
160 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%9/10
270 m from Hougang MRT (NE14 / CR8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.44% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%5/10
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.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Midtown Residences scores 6.56
Midtown Residences scores 6.56 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 674th of 2,350 resale condos scored in Singapore and 92nd 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).
| Factor | This condoMidtown Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 8% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 56% of district |
| MRT Proximity13% | 9/10 | 7.5/10 | +0.20 | 72% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 48% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 77% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Midtown Residences and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Midtown Residences Prices
By unit type at Midtown Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom452 sq ft | 452 sq ft | $755,000 to $770,000 | $1,692 psf | 3 |
| 2-bedroom646 sq ft | 646 sq ft | $1.03M to $1.07M | $1,595 psf | 5 |
Past transactions at Midtown Residences
8 resales, Nov 2025 to Oct 2026 · median $1,616 psf · $755,000 to $1,070,000 · all 8 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 1189 Upper Serangoon Road | 5 | #05-12121BR | 1BR | 452 | $1,703 | $770,000 | Resale |
| 10 Sep 2026 | 1189 Upper Serangoon Road | 3 | #03-01012BR | 2BR | 700 | $1,529 | $1,070,000 | Resale |
| 30 Jun 2026 | 1189 Upper Serangoon Road | 7 | #07-03031BR | 1BR | 452 | $1,692 | $765,000 | Resale |
| 15 Jun 2026 | 1189 Upper Serangoon Road | 4 | #04-02022BR | 2BR | 646 | $1,595 | $1,030,000 | Resale |
| 8 Jun 2026 | 1189 Upper Serangoon Road | 8 | #08-01012BR | 2BR | 646 | $1,622 | $1,047,500 | Resale |
| 6 Mar 2026 | 1189 Upper Serangoon Road | 10 | #10-06062BR | 2BR | 646 | $1,610 | $1,040,000 | Resale |
| 22 Jan 2026 | 1189 Upper Serangoon Road | 10 | #10-03031BR | 1BR | 452 | $1,670 | $755,000 | Resale |
| 13 Jan 2026 | 1189 Upper Serangoon Road | 3 | #03-06062BR | 2BR | 700 | $1,529 | $1,070,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | — | — | $1,614 psf |
| Dec 2025 | — | — | $1,637 psf |
| Jan 2026 | 2 | $1,600 psf | $1,627 psf |
| Feb 2026 | — | — | $1,597 psf |
| Mar 2026 | 1 | — | $1,652 psf |
| Apr 2026 | — | — | $1,646 psf |
| May 2026 | — | — | $1,599 psf |
| Jun 2026 | 3 | $1,622 psf | $1,640 psf |
| Jul 2026 | — | — | $1,674 psf |
| Aug 2026 | — | — | $1,642 psf |
| Sep 2026 | 2 | $1,616 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +0.8% a year, ranked 78 of 78 in D19 and 655 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Midtown Residences Rent
- Median rent a month
- $2,650 to $3,800
- Gross yield
- 3.8% to 4.2%
- Rental contracts
- 47
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,650 | $2,550 to $2,800 | 4.2% | 17 |
| 2-bedroom | $3,300 | $3,200 to $3,380 | 3.8% | 22 |
| 3-bedroom | $3,800 | $3,600 to $3,850 | — | 8 |
Rental contracts at Midtown Residences
47 contracts, Sep 2025 to Aug 2026 · median $3,200 a month · $2,450 to $4,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,300 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,400 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $3,300 |
| Jun 2026 | 3BR | 600 to 700 sq ft | $3,400 |
| Jun 2026 | 3BR | 600 to 700 sq ft | $3,600 |
| Jun 2026 | 3BR | 700 to 800 sq ft | $4,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Midtown Residences By stack
- Highest, stack 03
- $1,665 psf
- Lowest, stack 07
- $1,344 psf
- Stacks with 2+ resales
- 17
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,539 psf | 646 sq ft | Levels 3 to 10 | 6 |
| 02 | $1,530 psf | 646 sq ft | Levels 4 to 8 | 3 |
| 03 | $1,665 psf | 452 sq ft | Levels 6 to 10 | 4 |
| 04 | $1,604 psf | 452 sq ft | Levels 3 to 9 | 5 |
| 05 | $1,466 psf | 484 sq ft | Levels 3 to 11 | 3 |
| 06 | $1,504 psf | 646 sq ft | Levels 3 to 10 | 4 |
| 07 | $1,344 psf | 646 sq ft | Levels 3 to 9 | 3 |
| 08 | $1,511 psf | 721 sq ft | Levels 4 to 8 | 3 |
Show the other 9 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,470 psf | 657 sq ft | Levels 3 to 9 | 3 |
| 10 | $1,609 psf | 452 sq ft | Level 9 | 2 |
| 11 | $1,493 psf | 684 sq ft | Levels 3 to 11 | 4 |
| 12 | $1,570 psf | 452 sq ft | Levels 5 to 7 | 3 |
| 14 | $1,405 psf | 748 sq ft | Levels 3 to 6 | 2 |
| 15 | $1,427 psf | 705 sq ft | Levels 3 to 11 | 4 |
| 16 | $1,416 psf | 635 sq ft | Levels 6 to 7 | 2 |
| 17 | $1,558 psf | 457 sq ft | Levels 3 to 11 | 4 |
| 18 | $1,532 psf | 689 sq ft | Levels 9 to 10 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Midtown Residences Floor plans
41 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom8 plans · 441 to 495 sq ft
2-Bedroom16 plans · 635 to 883 sq ft
3-Bedroom14 plans · 689 to 1,302 sq ft
4-Bedroom3 plans · 1,356 to 1,572 sq ft
Floor plans: Oxley-Lian Beng Pte. Ltd., Midtown Residences e-brochure. Developer's plans, not to scale and subject to change; areas are approximate.
Midtown Residences Site plan
Every block in 3D, with the sun on each home →
Site plan: Oxley-Lian Beng Pte. Ltd. Not drawn to scale.
Midtown Residences Notes
How these numbers are worked out
- Grade A places Midtown Residences 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: $1,616 psf at Midtown Residences against $1,635 psf across District 19, 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 $1,597 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 (1 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 8 resale caveats at Midtown Residences ranged from $1,529 psf to $1,703 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Hougang MRT (NE14 / CR8), 270 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 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 Midtown Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.