RPS · Resale Project Scorecard
Presto @ Upper Serangoon — Grade A
RPS score 6.57/10 · D19 · Hougang, Punggol, Sengkang · 36 units · scored across 7 weighted factors — methodology published.
FH · OXLEY GLOBAL PTE LTD · TOP 2016
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +1.63% — near-median performance within its 2016-era cohort (57th percentile).
2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children.
36 units — very small project; niche product with thin resale market.
0.50km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 3.62% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.45km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary).
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The verdict· Scores updated September 2026
Presto @ Upper Serangoon scores 6.57 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 606th of 2,357 resale condos scored in Singapore and 83rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Presto @ Upper Serangoon
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,596 psf, median price $975,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,596 psf | $975,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,596 psf | $975,000 |
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.
Presto @ Upper Serangoon: frequently asked questions
Answers generated from the scorecard data — RPS rank 606th of 2,357, scores updated September 2026.
- Is Presto @ Upper Serangoon a good buy in 2026?
- Presto @ Upper Serangoon scores 6.57/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 606th of 2,357 Singapore resale condos and 83rd of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, 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 Presto @ Upper Serangoon?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Presto @ Upper Serangoon, at a median of $1,596 psf and a median price of $975,000 (range $1,453 psf to $1,739 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Presto @ Upper Serangoon from the nearest MRT station?
- Presto @ Upper Serangoon is about 500m from Serangoon MRT (NE12), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Presto @ Upper Serangoon compare with Suites @ Kovan?
- Suites @ Kovan is the project scored next to Presto @ Upper Serangoon on the District 19 ranking: 6.64 (Grade A) against Presto @ Upper Serangoon's 6.57 (Grade A). Presto @ Upper Serangoon scores higher on Project's Historical Performance (6 vs 5); Suites @ Kovan scores higher on Future Transformation (2 vs 4) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of Presto @ Upper Serangoon?
- 2 primary schools are within 1km of Presto @ Upper Serangoon: Yangzheng Primary School, Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children. Presto @ Upper Serangoon 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 Presto @ Upper Serangoon, and how big is the project?
- Presto @ Upper Serangoon is freehold, completed in 2016, has 36 units, developed by OXLEY GLOBAL PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 36 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Presto @ Upper Serangoon in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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