RPS · Resale Project Scorecard
Montrosa — Grade C
RPS score 5.17/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 122 units · scored across 7 weighted factors — methodology published.
999YR · NOT AVAILABLE · TOP 1999
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.50% — near-median performance within its 1999-era cohort (59th percentile).
1 primary school within 1km (LIANHUA PRIMARY SCHOOL, 0.67km away). Adequate but narrow school optionality.
122 units — boutique development. Lower transaction frequency and limited shared facilities.
0.94km from Bukit Gombak Mrt Stn (NS3) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.64% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.59km, far enough that the impact on this project is modest.
Primary schools within 1km: Lianhua Primary School.
The verdict· Scores updated September 2026
Montrosa scores 5.17 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1821st of 2,357 resale condos scored in Singapore and 61st of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (6/10); its weakest is Future Transformation (3/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, future transformation.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Montrosa
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,281 psf, median price $1.53M. Median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,267 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 3 | $1,267 psf | $1.49M |
| Apr–Jun 2026 | 1 | $1,372 psf | $1.58M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $1,281 psf | $1.53M |
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.
Montrosa: frequently asked questions
Answers generated from the scorecard data — RPS rank 1821st of 2,357, scores updated September 2026.
- Is Montrosa a good buy in 2026?
- Montrosa scores 5.17/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1821st of 2,357 Singapore resale condos and 61st of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, future transformation. 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 Montrosa?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Montrosa, at a median of $1,281 psf and a median price of $1.53M (range $929 psf to $1,372 psf). The median PSF is up 1.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,267 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Montrosa from the nearest MRT station?
- Montrosa is about 940m from Bukit Gombak MRT (NS3), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Montrosa compare with Hillview 128?
- Hillview 128 is the project scored next to Montrosa on the District 23 ranking: 5.19 (Grade C) against Montrosa's 5.17 (Grade C). Montrosa scores higher on Project Size (5 vs 3); Hillview 128 scores higher on Project's Historical Performance (6 vs 7) and Rental Yield (3 vs 4).
- Which primary schools are within 1km of Montrosa?
- One primary school is within 1km of Montrosa: Lianhua Primary School. 1 primary school within 1km (LIANHUA PRIMARY SCHOOL, 0.67km away). Adequate but narrow school optionality. Montrosa 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 Montrosa, and how big is the project?
- Montrosa is 999-year leasehold, completed in 1999, has 122 units, developed by NOT AVAILABLE. 999-year tenure — effectively freehold from a valuation standpoint. 122 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 Montrosa in Bukit Batok, Bukit Panjang, Choa Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Hillview 128C5.19
- The LanaiC5.15
- Chestnut VilleC5.21
- Mera LodgeC5.00
- The ArdenC5.23
- Hillview Garden EstateC4.93
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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