RPS · Resale Project Scorecard
Prestige Heights — Grade B
RPS score 6.36/10 · D12 · Balestier, Toa Payoh · 154 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE LAND PTE LTD · TOP 2011
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.08% — below-median performance vs same-vintage peers (33th percentile of 2011-era cohort).
1 primary school within 1km (HONG WEN SCHOOL, 0.70km away). Adequate but narrow school optionality.
154 units — boutique development. Lower transaction frequency and limited shared facilities.
0.98km from Toa Payoh Mrt Stn (NS19) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 4.17% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.11km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School.
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The verdict· Scores updated September 2026
Prestige Heights scores 6.36 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 773rd of 2,357 resale condos scored in Singapore and 41st of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: capital appreciation, future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Prestige Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $1,754 psf, median price $725,000. Median PSF is down 2.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,793 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,727 psf | $923,000 |
| Apr–Jun 2026 | 3 | $1,765 psf | $690,000 |
| Jul–Sep 2026 | 1 | $1,662 psf | $680,000 |
| 12-month total | 6 | $1,754 psf | $725,000 |
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.
Prestige Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 773rd of 2,357, scores updated September 2026.
- Is Prestige Heights a good buy in 2026?
- Prestige Heights scores 6.36/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 773rd of 2,357 Singapore resale condos and 41st of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. 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 Prestige Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Prestige Heights, at a median of $1,754 psf and a median price of $725,000 (range $1,662 psf to $1,832 psf). The median PSF is down 2.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,793 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Prestige Heights from the nearest MRT station?
- Prestige Heights is about 980m from Toa Payoh MRT (NS19), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Prestige Heights compare with Oleander Towers?
- Oleander Towers is the project scored next to Prestige Heights on the District 12 ranking: 6.36 (Grade B) against Prestige Heights's 6.36 (Grade B). Prestige Heights scores higher on Tenure (10 vs 5) and Rental Yield (8 vs 4); Oleander Towers scores higher on Project Size (5 vs 8) and MRT Proximity (6 vs 9).
- Which primary schools are within 1km of Prestige Heights?
- One primary school is within 1km of Prestige Heights: HONG WEN School. 1 primary school within 1km (HONG WEN SCHOOL, 0.70km away). Adequate but narrow school optionality. Prestige Heights 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 Prestige Heights, and how big is the project?
- Prestige Heights is freehold, completed in 2011, has 154 units, developed by FRAGRANCE LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 154 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 Prestige Heights in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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