SGrade

Resale Project Scorecard

Ola

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2024 · 548 units

Grade S, 9.06 out of 10, the 3rd highest score among 180 resale condos in District 19.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 91 yrs
Resales, 12 months to Oct 2026: 3
To Cheng Lim LRT: 180 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Ola Score

S
Grade
Score out of 10: 9.06
Highest score among 180 resale condos in District 19: 3rd

Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.

Project's Historical Performance25%10/10

Avg Ann. of +9.71% places this condo in the top 1% of its 2024-era cohort — exceptional capital appreciation relative to peers of the same vintage.

The district median is 7/10.

Primary School Effect20%10/10

5 primary schools within 1km (nearest: Springdale Primary School at 0.27km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Springdale Primary School
Nan Chiau Primary School
Compassvale Primary School
Punggol Green Primary School
Anchor Green Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%10/10

548 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 3/10.

MRT Proximity13%7/10

180 m from Cheng Lim LRT (SW1), 650 m from Sengkang MRT (NE16 / STC) — short walk to MRT, good transport convenience.

The district median is 7.5/10.

Rental Yield10%8/10

Rental yield of 4.49% — strong income return.

The district median is 5/10.

Tenure10%9/10

99YR tenure — about 91 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%6/10

Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.26km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

The district median is 4/10.

Scores updated October 2026. On the map →

Why Ola scores 9.06

Ola scores 9.06 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 6th of 2,350 resale condos scored in Singapore and 3rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (6/10).

Factor	This condoOla	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	10/10	7/10	+0.75	90% of district
Primary School Effect20%	10/10	9/10	+0.20	60% of district
Project Size16%	10/10	3/10	+1.12	83% of district
MRT Proximity13%	7/10	7.5/10	−0.06	23% of district
Rental Yield10%	8/10	5/10	+0.30	87% of district
Tenure10%	9/10	10/10	−0.10	34% of district
Future Transformation6%	6/10	4/10	+0.12	87% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Ola and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Ola Prices

By unit type at Ola

Unit type	Size	Sold for	Median PSF	Sales
3-bedroom926 sq ft	926 sq ft	$1.57M	$1,702 psf	2

Past transactions at Ola

Unit

5 resales, Nov 2021 to Oct 2026 · median $1,643 psf · $1,491,000 to $2,250,000 · 4 of the 4 with a purchase on record sold at a profit

								Sale
22 Jul 2026	82 Anchorvale Crescent	12	#12-25254BR · Blk 82	4BR	1,389	$1,620	$2,250,000	Resale
6 Apr 2026	84 Anchorvale Crescent	14	#14-31313BR · Blk 84	3BR	926	$1,760	$1,628,888	Resale
19 Nov 2025	78 Anchorvale Crescent	1	#01-20203BR · Blk 78	3BR	926	$1,643	$1,520,888	Resale
12 Aug 2025	72 Anchorvale Crescent	10	#10-08083BR · Blk 72	3BR	1,055	$1,801	$1,900,000	Resale
14 Nov 2024	70 Anchorvale Crescent	15	#15-02023BR · Blk 70	3BR	926	$1,611	$1,491,000	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Ola Notes

How these numbers are worked out

Grade S places Ola in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,643 psf at Ola against $1,635 psf across District 19, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 3 resale caveats at Ola ranged from $1,620 psf to $1,760 psf: that spread is unit-level variation the score cannot see.
Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (10/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 2024, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest rail stop is Cheng Lim LRT (SW1) (180 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
Primary School Effect counts the 5 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Ola for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Ola Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 91 years
Completed: 2024
Total units: 548
Developer: Consolidated Development

Ola Nearby

MRT and LRT (5)

Cheng Lim (SW1)LRT180 m
Farmway (SW2)LRT320 m
Sengkang (NE16 / STC)650 m
Compassvale (SE1)LRT980 m
Soo Teck (PW7)LRT1.0 km

Primary schools within 1 km (5)

Springdale Primary SchoolWithin 1 km · 71 Anchorvale Link270 m
Nan Chiau Primary SchoolWithin 1 km · 50 Anchorvale Link520 m
Compassvale Primary SchoolWithin 1 km · 21 Compassvale St620 m
Punggol Green Primary SchoolWithin 1 km · 98 Punggol Walk770 m
Anchor Green Primary SchoolWithin 1 km · 31 Anchorvale Drive840 m

Bus stops (5)

Cheng Lim Stn Exit AAnchorvale StBuses 110, 65440 m
Cheng Lim Stn Exit BAnchorvale StBuses 110, 654, SWB50 m
Treasure CrestAnchorvale CresBuses 374, 654160 m
Opp Treasure CrestAnchorvale CresBuses 374, 654160 m
Farmway Stn Exit BAnchorvale StBuses 110, 654, SWB280 m

Secondary schools (5)

Outram Secondary School48 Anchorvale Crescent140 m
Compassvale Secondary School51 Compassvale Crescent850 m
Nan Chiau High School20 Anchorvale Link960 m
Yusof Ishak Secondary School8 Sumang Walk1.2 km
Edgefield Secondary School36 Punggol Field1.2 km

Childcare (5)

Learning Vision @ Work1 Anchorvale Street, #04-21, Sengkang Community Hospital130 m
My First Skool332B Anchorvale Link, #01-372240 m
PCF Sparkletots Preschool @ Sengkang West Blk 330A330A Anchorvale Street #01-519270 m
PCF Sparkletots Preschool @ Sengkang North Blk 262A262A Compassvale Street, #01-117340 m
Skool4KIDZ Centre336B Anchorvale Crescent, #01-38360 m

Straight-line distances from the nearest block of Ola, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed, measured from the nearest block to each school’s land boundary; this is not MOE’s official figure. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Ola Similar condos

All 180 in District 19 →These Are Our Top 5 Condos in Sengkang →

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Ola Questions

What does Ola's RPS grade say — and not say — in 2026?

Ola scores 9.06/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 6th of 2,350 Singapore resale condos and 3rd of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Ola score Grade S, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; Ola scores 9.06, 2.32 points above it. It gains most from Project Size (10/10 against a median of 3, +1.12), Project's Historical Performance (10/10 against a median of 7, +0.75) and Rental Yield (8/10 against a median of 5, +0.30). It gives up most on Tenure (9/10 against a median of 10, −0.10). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Ola?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 3 resale transactions at Ola, at a median of $1,643 psf and a median price of $1.63M (range $1,620 psf to $1,760 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Ola cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 3-bedroom units of about 926 sq ft sold at a median of $1.57M (2 sales) at Ola. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How far is Ola from the nearest MRT station?

The nearest rail stop to Ola is Cheng Lim LRT (SW1), about 180 m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Ola scores 7/10 on it.

How does Ola compare with Treasure Crest?

Treasure Crest is the project scored next to Ola on the District 19 ranking: 9.17 (Grade S) against Ola's 9.06 (Grade S). Ola scores higher on Tenure (9 vs 8); Treasure Crest scores higher on Rental Yield (10 vs 8).

Which primary schools are within 1km of Ola?

5 primary schools are within 1km of Ola on OneMap's School Query, measured from the development's nearest block: Springdale Primary School, Nan Chiau Primary School, Compassvale Primary School, Punggol Green Primary School, Anchor Green Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Ola 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 Ola, and how big is the project?

Ola is 99-year leasehold, was completed in 2024, has 548 units and was developed by Consolidated Development. 99YR tenure — about 91 years remaining — no near-term decay concern. 548 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%.

Ola

Ola Score

Ola Prices

By unit type at Ola

Past transactions at Ola

Ola Notes

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