RPS · Resale Project Scorecard
Principal Garden — Grade S
RPS score 7.62/10 · D03 · Alexandra, Queenstown · 663 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group · TOP 2018
Top-tier project across nearly every dimension. Standout strengths: project size, schools. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.13% — near-median performance within its 2018-era cohort (68th percentile).
3 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families.
663 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.66km from Redhill Mrt Stn (EW18) — short walk to MRT, good transport convenience.
Rental yield of 4.01% — strong income return.
99YR tenure — about 87 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Telok Blangah precinct at 2.95km, far enough that the impact on this project is modest.
Primary schools within 1km: Alexandra Primary School, Zhangde Primary School, GAN ENG SENG Primary School.
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The verdict· Scores updated September 2026
Principal Garden scores 7.62 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 145th of 2,357 resale condos scored in Singapore and 5th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Project Size (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: project size, schools. Key weaknesses: future transformation.
See all 39 scored condos in District 3 (Alexandra, Queenstown) →
RPS · Resale Project Scorecard
Recent resale transactions at Principal Garden
12 months to September 2026 (Oct 2025 – Sep 2026): 24 resale transactions, median $2,168 psf, median price $1.71M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 9 | $1,982 psf | $965,000 |
| Jan–Mar 2026 | 6 | $2,211 psf | $1.84M |
| Apr–Jun 2026 | 5 | $2,192 psf | $1.82M |
| Jul–Sep 2026 | 4 | $2,101 psf | $1.35M |
| 12-month total | 24 | $2,168 psf | $1.71M |
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.
Principal Garden: frequently asked questions
Answers generated from the scorecard data — RPS rank 145th of 2,357, scores updated September 2026.
- Is Principal Garden a good buy in 2026?
- Principal Garden scores 7.62/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 145th of 2,357 Singapore resale condos and 5th of 39 in District 3 (Alexandra, Queenstown). Top-tier project across nearly every dimension. Standout strengths: project size, schools. Key weaknesses: 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 Principal Garden?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 24 resale transactions at Principal Garden, at a median of $2,168 psf and a median price of $1.71M (range $1,874 psf to $2,699 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Principal Garden from the nearest MRT station?
- Principal Garden is about 660m from Redhill MRT (EW18), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Principal Garden compare with The Metropolitan Condo?
- The Metropolitan Condo is the project scored next to Principal Garden on the District 3 ranking: 7.64 (Grade S) against Principal Garden's 7.62 (Grade S). Principal Garden scores higher on Rental Yield (8 vs 5) and Project Size (10 vs 8); The Metropolitan Condo scores higher on MRT Proximity (7 vs 10) and Project's Historical Performance (7 vs 9).
- Which primary schools are within 1km of Principal Garden?
- 3 primary schools are within 1km of Principal Garden: Alexandra Primary School, Zhangde Primary School, GAN ENG SENG Primary School. 3 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families. Principal Garden 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 Principal Garden, and how big is the project?
- Principal Garden is 99-year leasehold, completed in 2018, has 663 units, developed by UOL Group. 99YR tenure — about 87 years remaining — no near-term decay concern. 663 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Queenstown & Tiong Bahru
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