Resale Project Scorecard
Piermont Grand
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2023 · 820 units
Grade S, 8.64 out of 10, the 10th 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
- 0
- To Sumang LRT
- 150 m
Artist's impression: Pavo Properties Pte. Ltd. (City Developments Limited and TID), Piermont Grand brochure
Piermont Grand Score
- S
- Grade
- Score out of 10
- 8.64
- Highest score among 180 resale condos in District 19
- 10th
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, rental yield.
Project's Historical Performance25%10/10
Avg Ann. of +7.76% places this condo in the top 3% of its 2023-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%8/10
5 primary schools within 1km (nearest: Punggol Cove Primary School at 0.05km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- Punggol Cove Primary School
- Valour Primary School
- Punggol Green Primary School
- Punggol View Primary School
- Northshore 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%8/10
820 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%7/10
150 m from Sumang LRT (PW6), 640 m from Punggol MRT (NE17 / PTC / CP4) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%10/10
Rental yield of 5.06% — exceptional 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%7/10
Strong future-catalyst exposure — closest driver: Punggol Digital District at 1.52km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Piermont Grand scores 8.64
Piermont Grand scores 8.64 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 26th of 2,350 resale condos scored in Singapore and 10th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Rental Yield (10/10); its weakest is Future Transformation (7/10).
| Factor | This condoPiermont Grand | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 8/10 | 9/10 | −0.20 | 28% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 7/10 | 7.5/10 | −0.06 | 23% of district |
| Rental Yield10% | 10/10 | 5/10 | +0.50 | 99% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 34% of district |
| Future Transformation6% | 7/10 | 4/10 | +0.18 | 92% 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 Piermont Grand 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.
Piermont Grand Prices
No resale at Piermont Grand in the 12 months to October 2026.
Past transactions at Piermont Grand
1 resale, Nov 2021 to Oct 2026
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 23 Jul 2024 | 32 Sumang Walk | 16 | #16-21213BR | 3BR | 840 | $1,548 | $1,300,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Piermont Grand Floor plans
71 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
3-Bedroom46 plans · 840 to 1,335 sq ft
4-Bedroom17 plans · 1,302 to 1,572 sq ft
5-Bedroom8 plans · 1,432 to 1,701 sq ft
Floor plans: Pavo Properties Pte. Ltd. (City Developments Limited and TID), Piermont Grand brochure. Developer's plans, not drawn to scale; areas are approximate and subject to final survey. Some homes are mirror images.
Piermont Grand Site plan
Every block in 3D, with the sun on each home →
Site plan: Pavo Properties Pte. Ltd. (City Developments Limited and TID), Piermont Grand brochure. Artist’s impression, not drawn to scale.
Piermont Grand Notes
How these numbers are worked out
- Grade S places Piermont 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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.
- Recent price evidence is thin: no 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 2023, 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 Sumang LRT (PW6) (150 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 Piermont Grand for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.