RPS · Resale Project Scorecard
Piccadilly Grand — Grade A
RPS score 6.99/10 · D08 · Farrer Park, Little India · 407 units · scored across 7 weighted factors — methodology published.
99YR · Chip Eng Seng · TOP 2025
Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).
3 primary schools within 1km (nearest: FARRER PARK PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families.
407 units — good project size supporting active resale market and adequate facilities.
140m from Farrer Park Mrt Stn (NE8) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.77% — strong income return.
99YR tenure — about 94 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.62km, far enough that the impact on this project is modest.
Primary schools within 1km: Farrer PARK Primary School, ST. Joseph's Institution Junior, ST. Margaret's School (Primary).
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The verdict· Scores updated September 2026
Piccadilly Grand scores 6.99 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 354th of 2,357 resale condos scored in Singapore and 6th 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). Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, future transformation.
See all 70 scored condos in District 8 (Farrer Park, Little India) →
RPS · Resale Project Scorecard
Recent resale transactions at Piccadilly Grand
12 months to September 2026 (Oct 2025 – Sep 2026): 34 resale transactions, median $2,463 psf, median price $2.65M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $2,478 psf | $2.98M |
| Jan–Mar 2026 | 7 | $2,463 psf | $2.71M |
| Apr–Jun 2026 | 13 | $2,448 psf | $2.19M |
| Jul–Sep 2026 | 10 | $2,460 psf | $2.13M |
| 12-month total | 34 | $2,463 psf | $2.65M |
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.
Piccadilly Grand: frequently asked questions
Answers generated from the scorecard data — RPS rank 354th of 2,357, scores updated September 2026.
- Is Piccadilly Grand a good buy in 2026?
- Piccadilly Grand scores 6.99/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 354th of 2,357 Singapore resale condos and 6th of 70 in District 8 (Farrer Park, Little India). Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, 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 Piccadilly Grand?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 34 resale transactions at Piccadilly Grand, at a median of $2,463 psf and a median price of $2.65M (range $2,066 psf to $2,574 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Piccadilly Grand from the nearest MRT station?
- Piccadilly Grand is about 140m from Farrer Park MRT (NE8), 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 Piccadilly Grand compare with Mera Springs?
- Mera Springs is the project scored next to Piccadilly Grand on the District 8 ranking: 7.11 (Grade A) against Piccadilly Grand's 6.99 (Grade A). Piccadilly Grand scores higher on Rental Yield (7 vs 3) and Project Size (8 vs 5); Mera Springs scores higher on Project's Historical Performance (4 vs 9) and Tenure (9 vs 10).
- Which primary schools are within 1km of Piccadilly Grand?
- 3 primary schools are within 1km of Piccadilly Grand: Farrer PARK Primary School, ST. Joseph's Institution Junior, ST. Margaret's School (Primary). 3 primary schools within 1km (nearest: FARRER PARK PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families. Piccadilly Grand scores 8/10 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 Piccadilly Grand, and how big is the project?
- Piccadilly Grand is 99-year leasehold, completed in 2025, has 407 units, developed by Chip Eng Seng. 99YR tenure — about 94 years remaining — no near-term decay concern. 407 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Piccadilly Grand in Farrer Park, Little India
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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