RPS · Resale Project Scorecard
Paya Lebar Residences — Grade A
RPS score 7.08/10 · D14 · Eunos, Geylang, Paya Lebar · 117 units · scored across 7 weighted factors — methodology published.
FH · Hillwood Development Pte Ltd · TOP 2002
Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.84% — near-median performance within its 2002-era cohort (63th percentile).
2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.80km). Exceptional school catchment — strong appeal for families with young children.
117 units — boutique development. Lower transaction frequency and limited shared facilities.
90m from Paya Lebar Mrt Stn (CC9) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.64% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.62km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).
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The verdict· Scores updated September 2026
Paya Lebar Residences scores 7.08 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 314th of 2,357 resale condos scored in Singapore and 21st of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: total returns, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Paya Lebar Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,858 psf, median price $2.35M. Median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,804 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,831 psf | $2.06M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,866 psf | $2.39M |
| 12-month total | 3 | $1,858 psf | $2.35M |
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.
Paya Lebar Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 314th of 2,357, scores updated September 2026.
- Is Paya Lebar Residences a good buy in 2026?
- Paya Lebar Residences scores 7.08/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 314th of 2,357 Singapore resale condos and 21st of 208 in District 14 (Eunos, Geylang, Paya Lebar). Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: total returns, 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 Paya Lebar Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Paya Lebar Residences, at a median of $1,858 psf and a median price of $2.35M (range $1,804 psf to $1,866 psf). The median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,804 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Paya Lebar Residences from the nearest MRT station?
- Paya Lebar Residences is about 90m from Paya Lebar MRT (CC9), 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 Paya Lebar Residences compare with Crystal Lodge?
- Crystal Lodge is the project scored next to Paya Lebar Residences on the District 14 ranking: 7.09 (Grade A) against Paya Lebar Residences's 7.08 (Grade A). Paya Lebar Residences scores higher on MRT Proximity (10 vs 7) and Project Size (5 vs 3); Crystal Lodge scores higher on Rental Yield (3 vs 9) and Project's Historical Performance (7 vs 8).
- Which primary schools are within 1km of Paya Lebar Residences?
- 2 primary schools are within 1km of Paya Lebar Residences: KONG HWA School, Geylang Methodist School (Primary). 2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.80km). Exceptional school catchment — strong appeal for families with young children. Paya Lebar Residences scores 9/10 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 Paya Lebar Residences, and how big is the project?
- Paya Lebar Residences is freehold, completed in 2002, has 117 units, developed by Hillwood Development Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 117 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Paya Lebar Residences in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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