Resale Project Scorecard
Piccadilly Grand
D08 · Farrer Park, Little India · 99-year leasehold · completed 2025 · 407 units
Grade A, 6.99 out of 10, the 10th highest score among 70 resale condos in District 8.
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
- 94 yrs
- Resales, 12 months to Oct 2026
- 37
- To Farrer Park MRT
- 20 m
Artist's impression: Maximus Residential SG Pte. Ltd. (CDL and MCL Land)
Piccadilly Grand Score
- A
- Grade
- Score out of 10
- 6.99
- Highest score among 70 resale condos in District 8
- 10th
Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).
The district median is 5/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Farrer Park Primary School at 0.14km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Farrer Park Primary School
- St. Joseph's Institution Junior
- St. Margaret's School (Primary)
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%8/10
407 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
20 m from Farrer Park MRT (NE8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%7/10
Rental yield of 3.77% — strong income return.
The district median is 6/10.
Tenure10%9/10
99YR tenure — about 94 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.62km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Piccadilly Grand scores 6.99
Piccadilly Grand scores 6.99 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 409th of 2,350 resale condos scored in Singapore and 10th of 70 in District 8 (Farrer Park, Little India). Its strongest factors are MRT Proximity (10/10) and Tenure (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoPiccadilly Grand | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5/10 | −0.25 | 28% of district |
| Primary School Effect20% | 8/10 | 8/10 | ±0.00 | 29% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 93% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 75% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 58% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 10% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 55% of district |
Medians are across the 70 scored resale projects in District 8 (Farrer Park, Little India). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Piccadilly Grand and a median-profile project (6.28). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Piccadilly Grand Prices
By unit type at Piccadilly Grand
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom710 sq ft | 710 sq ft | $1.57M to $1.83M | $2,463 psf | 12 |
| 3-bedroom1,076 sq ft | 1,076 sq ft | $2.09M to $2.78M | $2,468 psf | 16 |
| 4-bedroom1,378 sq ft | 1,378 sq ft | $3.18M to $3.50M | $2,323 psf | 7 |
Past transactions at Piccadilly Grand
37 resales, Nov 2025 to Oct 2026 · median $2,462 psf · $1,570,000 to $3,700,000 · all 37 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 1 Northumberland Road | 13 | #13-01014BR · Blk 1 | 4BR | 1,410 | $2,489 | $3,510,000 | Resale |
| 10 Sep 2026 | 1 Northumberland Road | 7 | #07-05053BR · Blk 1 | 3BR | 1,098 | $2,395 | $2,630,000 | Resale |
| 3 Sep 2026 | 1 Northumberland Road | 6 | #06-06062BR · Blk 1 | 2BR | 646 | $2,431 | $1,570,000 | Resale |
| 24 Aug 2026 | 5 Northumberland Road | 11 | #11-15154BR · Blk 5 | 4BR | 1,378 | $2,359 | $3,250,000 | Resale |
| 21 Aug 2026 | 3 Northumberland Road | 5 | #05-12123BR · Blk 3 | 3BR | 883 | $2,368 | $2,090,000 | Resale |
| 12 Aug 2026 | 5 Northumberland Road | 8 | #08-18183BR · Blk 5 | 3BR | 1,076 | $2,462 | $2,650,000 | Resale |
| 7 Aug 2026 | 5 Northumberland Road | 9 | #09-15154BR · Blk 5 | 4BR | 1,378 | $2,308 | $3,180,000 | Resale |
| 27 Jul 2026 | 1 Northumberland Road | 15 | #15-03032BR · Blk 1 | 2BR | 710 | $2,534 | $1,800,000 | Sub sale |
| 24 Jul 2026 | 3 Northumberland Road | 20 | #20-10102BR · Blk 3 | 2BR | 710 | $2,534 | $1,800,000 | Resale |
| 22 Jul 2026 | 5 Northumberland Road | 22 | #22-16162BR · Blk 5 | 2BR | 710 | $2,574 | $1,828,888 | Resale |
Show as a table
| Period | Sales | Median PSF | D8 |
|---|---|---|---|
| Nov 2025 | 2 | $2,478 psf | $2,001 psf |
| Dec 2025 | 2 | $2,430 psf | $1,927 psf |
| Jan 2026 | 1 | — | $1,784 psf |
| Feb 2026 | 3 | $2,463 psf | $1,913 psf |
| Mar 2026 | 3 | $2,463 psf | $1,689 psf |
| Apr 2026 | 6 | $2,466 psf | $2,124 psf |
| May 2026 | 2 | $2,461 psf | $1,896 psf |
| Jun 2026 | 5 | $2,438 psf | $1,985 psf |
| Jul 2026 | 6 | $2,517 psf | $1,866 psf |
| Aug 2026 | 4 | $2,364 psf | $2,114 psf |
| Sep 2026 | 3 | $2,431 psf | $1,972 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.9% a year, ranked 3 of 10 in D08 and 251 of 715 condos. See the most profitable condos in D08 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Piccadilly Grand Rent
- Median rent a month
- $3,800 to $9,400
- Gross yield
- 2.9% to 3.2%
- Rental contracts
- 144
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,800 | $3,690 to $3,850 | — | 46 |
| 2-bedroom | $4,700 | $4,600 to $4,800 | 3.2% | 57 |
| 3-bedroom | $6,400 | $6,080 to $6,500 | 2.9% | 28 |
| 4-bedroom | $8,500 | $8,200 to $8,800 | 3.2% | 9 |
| 5-bedroom | $9,400 | — | — | 4 |
Rental contracts at Piccadilly Grand
204 contracts, Sep 2025 to Aug 2026 · median $4,625 a month · $3,000 to $10,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,100 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,700 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,700 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,750 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $5,600 |
| Aug 2026 | 4BR | 1,400 to 1,500 sq ft | $8,500 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,600 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,688 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,800 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Piccadilly Grand By stack
- Highest, stack 04
- $2,534 psf
- Lowest, stack 15
- $2,316 psf
- Stacks with 2+ resales
- 10
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,482 psf | 1,410 sq ft | Levels 10 to 14 | 3 |
| 03 | $2,534 psf | 710 sq ft | Levels 13 to 18 | 3 |
| 04 | $2,534 psf | 1,076 sq ft | Levels 18 to 23 | 3 |
| 05 | $2,414 psf | 1,098 sq ft | Levels 7 to 14 | 3 |
| 10 | $2,463 psf | 710 sq ft | Levels 6 to 20 | 3 |
| 11 | $2,479 psf | 1,087 sq ft | Levels 7 to 13 | 4 |
| 12 | $2,457 psf | 883 sq ft | Levels 5 to 17 | 5 |
| 15 | $2,316 psf | 1,378 sq ft | Levels 5 to 11 | 4 |
Show the other 2 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 16 | $2,463 psf | 710 sq ft | Levels 16 to 22 | 3 |
| 18 | $2,499 psf | 1,076 sq ft | Levels 8 to 12 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Piccadilly Grand Floor plans
29 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom6 plans · 484 to 689 sq ft
2-Bedroom5 plans · 646 to 872 sq ft
3-Bedroom8 plans · 883 to 1,356 sq ft
4-Bedroom6 plans · 1,378 to 1,744 sq ft
5-Bedroom4 plans · 1,582 to 2,045 sq ft
Floor plans: Maximus Residential SG Pte. Ltd. (CDL and MCL Land), Piccadilly Grand e-brochure. Developer's plans, approximate and subject to change.
Piccadilly Grand Site plan
Every block in 3D, with the sun on each home →
Site plan: Maximus Residential SG Pte. Ltd. (CDL and MCL Land). Developer's illustration, not to scale and subject to change.
Piccadilly Grand Notes
How these numbers are worked out
- Grade A places Piccadilly Grand 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: $2,462 psf at Piccadilly Grand against $1,935 psf across District 8, 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (5 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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 37 resale caveats at Piccadilly Grand ranged from $2,066 psf to $2,574 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2025, 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 MRT is Farrer Park MRT (NE8), 20 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Piccadilly Grand for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.