RPS · Resale Project Scorecard
Phoenix Residences — Grade C
RPS score 4.86/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 74 units · scored across 7 weighted factors — methodology published.
99YR · USB (PHOENIX) PTE LTD · TOP 2025
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +0.00% — near-median performance within its 2025-era cohort (40th percentile).
2 primary schools within 1km (nearest: WEST VIEW PRIMARY SCHOOL at 0.96km). Moderate school access.
74 units — very small project; niche product with thin resale market.
0.38km from Phoenix Lrt Stn (BP5) — short walk to MRT, good transport convenience.
Rental yield of 3.52% — above-average income return.
99YR tenure — about 92 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Choa Chu Kang West MRT (JS1, JRL1) at 2.12km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: WEST VIEW Primary School, TECK WHYE Primary School.
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The verdict· Scores updated September 2026
Phoenix Residences scores 4.86 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2008th of 2,357 resale condos scored in Singapore and 65th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Tenure (9/10) and MRT Proximity (7/10); its weakest is Project Size (3/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Phoenix Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,661 psf, median price $1.86M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,719 psf | $2.35M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,603 psf | $1.38M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,661 psf | $1.86M |
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.
Phoenix Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 2008th of 2,357, scores updated September 2026.
- Is Phoenix Residences a good buy in 2026?
- Phoenix Residences scores 4.86/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2008th of 2,357 Singapore resale condos and 65th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, project size. 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 Phoenix Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Phoenix Residences, at a median of $1,661 psf and a median price of $1.86M (range $1,603 psf to $1,719 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Phoenix Residences from the nearest MRT station?
- The nearest rail stop to Phoenix Residences is Phoenix LRT (BP5), about 380m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Phoenix Residences scores 7/10 on it.
- How does Phoenix Residences compare with Hillview Garden Estate?
- Hillview Garden Estate is the project scored next to Phoenix Residences on the District 23 ranking: 4.93 (Grade C) against Phoenix Residences's 4.86 (Grade C). Phoenix Residences scores higher on Rental Yield (6 vs 3) and Future Transformation (6 vs 3); Hillview Garden Estate scores higher on Project's Historical Performance (4 vs 8) and Tenure (9 vs 10).
- Which primary schools are within 1km of Phoenix Residences?
- 2 primary schools are within 1km of Phoenix Residences: WEST VIEW Primary School, TECK WHYE Primary School. 2 primary schools within 1km (nearest: WEST VIEW PRIMARY SCHOOL at 0.96km). Moderate school access. Phoenix Residences scores 3/10 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 Phoenix Residences, and how big is the project?
- Phoenix Residences is 99-year leasehold, completed in 2025, has 74 units, developed by USB (PHOENIX) PTE LTD. 99YR tenure — about 92 years remaining — no near-term decay concern. 74 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: The 3 Condos We Won't Recommend in Bukit Panjang & Choa Chu Kang
Scored either side of Phoenix Residences 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.
- Hillview Garden EstateC4.93
- Hillview ResidenceC4.84
- Mera LodgeC5.00
- Nicon GardensC4.84
- The LanaiC5.15
- EspaC4.83
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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