RPS · Resale Project Scorecard
Northoaks — Grade A
RPS score 6.67/10 · D25 · Admiralty, Woodlands · 720 units · scored across 7 weighted factors — methodology published.
99YR · Bukit Sembawang Estates · TOP 2000
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.64% — bottom 18% within its 2000-era cohort. Weak capital appreciation, even when judged against vintage peers.
3 primary schools within 1km (nearest: RIVERSIDE PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children.
720 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.74km from Admiralty Mrt Stn (NS10) — short walk to MRT, good transport convenience.
Rental yield of 4.08% — strong income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Woodlands Regional Centre / Northern Gateway at 2.44km, far enough that the impact on this project is modest.
Primary schools within 1km: Riverside Primary School, Greenwood Primary School, Admiralty Primary School.
The verdict· Scores updated September 2026
Northoaks scores 6.67 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 543rd of 2,357 resale condos scored in Singapore and 7th of 14 in District 25 (Admiralty, Woodlands). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Project's Historical Performance (2/10). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, capital appreciation.
See all 14 scored condos in District 25 (Admiralty, Woodlands) →
RPS · Resale Project Scorecard
Recent resale transactions at Northoaks
12 months to September 2026 (Oct 2025 – Sep 2026): 27 resale transactions, median $903 psf, median price $1.18M. Median PSF is down 2.0% on the previous 12 months (Oct 2024 – Sep 2025, $921 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $920 psf | $1.34M |
| Jan–Mar 2026 | 7 | $905 psf | $1.12M |
| Apr–Jun 2026 | 8 | $854 psf | $1.21M |
| Jul–Sep 2026 | 4 | $897 psf | $1.11M |
| 12-month total | 27 | $903 psf | $1.18M |
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.
Northoaks: frequently asked questions
Answers generated from the scorecard data — RPS rank 543rd of 2,357, scores updated September 2026.
- Is Northoaks a good buy in 2026?
- Northoaks scores 6.67/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 543rd of 2,357 Singapore resale condos and 7th of 14 in District 25 (Admiralty, Woodlands). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, 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 Northoaks?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 27 resale transactions at Northoaks, at a median of $903 psf and a median price of $1.18M (range $744 psf to $1,009 psf). The median PSF is down 2.0% on the previous 12 months (Oct 2024 – Sep 2025, $921 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Northoaks from the nearest MRT station?
- Northoaks is about 740m from Admiralty MRT (NS10), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Northoaks compare with Parc Rosewood?
- Parc Rosewood is the project scored next to Northoaks on the District 25 ranking: 6.93 (Grade A) against Northoaks's 6.67 (Grade A). Northoaks scores higher on Primary School Effect (10 vs 4) and MRT Proximity (7 vs 6); Parc Rosewood scores higher on Project's Historical Performance (2 vs 8) and Tenure (7 vs 8).
- Which primary schools are within 1km of Northoaks?
- 3 primary schools are within 1km of Northoaks: Riverside Primary School, Greenwood Primary School, Admiralty Primary School. 3 primary schools within 1km (nearest: RIVERSIDE PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children. Northoaks 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 Northoaks, and how big is the project?
- Northoaks is 99-year leasehold, completed in 2000, has 720 units, developed by Bukit Sembawang Estates. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 720 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 Northoaks in Admiralty, Woodlands
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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