RPS · Resale Project Scorecard
Northvale — Grade A
RPS score 7.10/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 762 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 1998
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: 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
- 10/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 10/10
Avg Ann. of +2.40% — bottom 16% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers.
4 primary schools within 1km (nearest: SOUTH VIEW PRIMARY SCHOOL at 0.57km). Exceptional school catchment — strong appeal for families with young children.
762 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
170m from Choa Chu Kang Mrt Stn (NS4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.64% — above-average income return.
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
Exceptional future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 0.52km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
Primary schools within 1km: South VIEW Primary School, Kranji Primary School, DE LA Salle School, TECK WHYE Primary School.
The verdict· Scores updated September 2026
Northvale scores 7.10 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 303rd of 2,357 resale condos scored in Singapore and 18th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). 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, MRT access. Key weaknesses: capital appreciation.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Northvale
12 months to September 2026 (Oct 2025 – Sep 2026): 16 resale transactions, median $1,103 psf, median price $1.41M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,104 psf | $1.24M |
| Jan–Mar 2026 | 9 | $1,102 psf | $1.41M |
| Apr–Jun 2026 | 3 | $1,145 psf | $1.49M |
| Jul–Sep 2026 | 1 | $968 psf | $1.25M |
| 12-month total | 16 | $1,103 psf | $1.41M |
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.
Northvale: frequently asked questions
Answers generated from the scorecard data — RPS rank 303rd of 2,357, scores updated September 2026.
- Is Northvale a good buy in 2026?
- Northvale scores 7.10/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 303rd of 2,357 Singapore resale condos and 18th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: 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 Northvale?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 16 resale transactions at Northvale, at a median of $1,103 psf and a median price of $1.41M (range $944 psf to $1,198 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Northvale from the nearest MRT station?
- Northvale is about 170m from Choa Chu Kang MRT (NS4), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Northvale compare with Bukit 828?
- Bukit 828 is the project scored next to Northvale on the District 23 ranking: 7.10 (Grade A) against Northvale's 7.10 (Grade A). Northvale scores higher on Project Size (10 vs 3) and Future Transformation (10 vs 5); Bukit 828 scores higher on Tenure (5 vs 10) and Project's Historical Performance (2 vs 6).
- Which primary schools are within 1km of Northvale?
- 4 primary schools are within 1km of Northvale: South VIEW Primary School, Kranji Primary School, DE LA Salle School, TECK WHYE Primary School. 4 primary schools within 1km (nearest: SOUTH VIEW PRIMARY SCHOOL at 0.57km). Exceptional school catchment — strong appeal for families with young children. Northvale 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 Northvale, and how big is the project?
- Northvale is 99-year leasehold, completed in 1998, has 762 units, developed by Far East Organization. 99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent. 762 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 Northvale 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.
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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