RPS · Resale Project Scorecard
Naung Residence — Grade A
RPS score 7.19/10 · D19 · Hougang, Punggol, Sengkang · 60 units · scored across 7 weighted factors — methodology published.
999YR · ORION-TWO RESIDENTIAL PTE LTD · TOP 2015
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.70% — near-median performance within its 2015-era cohort (65th percentile).
3 primary schools within 1km (nearest: HOLY INNOCENTS' PRIMARY SCHOOL at 0.20km). Exceptional school catchment — strong appeal for families with young children.
60 units — very small project; niche product with thin resale market.
370m from Hougang Mrt Stn (NE14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.26% — above-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Moderate future-catalyst exposure — nearest meaningful driver: Hougang MRT CRL interchange (CR8, CRL1) at 0.34km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: HOLY Innocents' Primary School, Montfort Junior School, CHIJ OUR LADY OF THE Nativity.
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The verdict· Scores updated September 2026
Naung Residence scores 7.19 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 267th of 2,357 resale condos scored in Singapore and 54th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Project Size (3/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Naung Residence
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,517 psf, median price $1.15M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,517 psf | $1.15M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,517 psf | $1.15M |
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.
Naung Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 267th of 2,357, scores updated September 2026.
- Is Naung Residence a good buy in 2026?
- Naung Residence scores 7.19/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 267th of 2,357 Singapore resale condos and 54th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: 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 Naung Residence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Naung Residence, at a median of $1,517 psf and a median price of $1.15M (range $1,491 psf to $1,542 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Naung Residence from the nearest MRT station?
- Naung Residence is about 370m 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 Naung Residence compare with The Rivervale?
- The Rivervale is the project scored next to Naung Residence on the District 19 ranking: 7.22 (Grade A) against Naung Residence's 7.19 (Grade A). Naung Residence scores higher on Tenure (10 vs 7) and Primary School Effect (10 vs 8); The Rivervale scores higher on Project Size (3 vs 10).
- Which primary schools are within 1km of Naung Residence?
- 3 primary schools are within 1km of Naung Residence: HOLY Innocents' Primary School, Montfort Junior School, CHIJ OUR LADY OF THE Nativity. 3 primary schools within 1km (nearest: HOLY INNOCENTS' PRIMARY SCHOOL at 0.20km). Exceptional school catchment — strong appeal for families with young children. Naung Residence 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 Naung Residence, and how big is the project?
- Naung Residence is 999-year leasehold, completed in 2015, has 60 units, developed by ORION-TWO RESIDENTIAL PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 60 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Naung Residence 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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