RPS · Resale Project Scorecard
North Gaia — Grade A
RPS score 6.59/10 · D27 · Sembawang, Yishun · 616 units · scored across 7 weighted factors — methodology published.
99YR · Frasers Property · TOP 2025
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).
4 primary schools within 1km (nearest: CHONGFU SCHOOL at 0.66km). Exceptional school catchment — strong appeal for families with young children.
616 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.33km from Yishun Mrt Stn (NS13) — weaker MRT access, likely requires bus or car for most trips.
District rental yield 3.53% used as proxy (project-level rental data unavailable) — above-average yield for the area.
99YR tenure — about 94 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 3.06km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Chongfu School, Xishan Primary School, North VIEW Primary School, Huamin Primary School.
The verdict· Scores updated September 2026
North Gaia scores 6.59 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 592nd of 2,357 resale condos scored in Singapore and 21st of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (1/10). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: MRT access, future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at North Gaia
URA REALIS records no resale transactions at North Gaia in the 12 months to September 2026. The Historical Performance factor (4/10) is scored on 10-year price performance against same-vintage peers instead.
North Gaia: frequently asked questions
Answers generated from the scorecard data — RPS rank 592nd of 2,357, scores updated September 2026.
- Is North Gaia a good buy in 2026?
- North Gaia scores 6.59/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 592nd of 2,357 Singapore resale condos and 21st of 37 in District 27 (Sembawang, Yishun). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: MRT access, 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 North Gaia?
- URA REALIS records no resale transactions at North Gaia in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (4/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is North Gaia from the nearest MRT station?
- North Gaia is about 1.3km from Yishun MRT (NS13), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does North Gaia compare with D'banyan?
- D'banyan is the project scored next to North Gaia on the District 27 ranking: 6.60 (Grade A) against North Gaia's 6.59 (Grade A). North Gaia scores higher on Project Size (10 vs 3) and Primary School Effect (10 vs 9); D'banyan scores higher on MRT Proximity (4 vs 8) and Project's Historical Performance (4 vs 7).
- Which primary schools are within 1km of North Gaia?
- 4 primary schools are within 1km of North Gaia: Chongfu School, Xishan Primary School, North VIEW Primary School, Huamin Primary School. 4 primary schools within 1km (nearest: CHONGFU SCHOOL at 0.66km). Exceptional school catchment — strong appeal for families with young children. North Gaia 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 North Gaia, and how big is the project?
- North Gaia is 99-year leasehold, completed in 2025, has 616 units, developed by Frasers Property. 99YR tenure — about 94 years remaining — no near-term decay concern. 616 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of North Gaia in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on North Gaia — PSF trends, rival comparison, and our verdict — in your inbox.