RPS · Resale Project Scorecard
Provence Residence — Grade A
RPS score 6.59/10 · D27 · Sembawang, Yishun · 413 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2024
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (29th percentile of 2024-era cohort).
2 primary schools within 1km (nearest: WELLINGTON PRIMARY SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children.
413 units — good project size supporting active resale market and adequate facilities.
0.68km from Canberra Mrt Stn (NS12) — short walk to MRT, good transport convenience.
Rental yield of 4.07% — strong income return.
99YR tenure — about 93 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 1.40km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Wellington Primary School, Sembawang Primary School.
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The verdict· Scores updated September 2026
Provence Residence scores 6.59 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 592nd of 2,357 resale condos scored in Singapore and 21st of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (9/10) and Tenure (9/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: capital appreciation, future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Provence Residence
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,577 psf, median price $1.46M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,577 psf | $1.46M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,577 psf | $1.46M |
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.
Provence Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 592nd of 2,357, scores updated September 2026.
- Is Provence Residence a good buy in 2026?
- Provence Residence scores 6.59/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 592nd of 2,357 Singapore resale condos and 21st of 37 in District 27 (Sembawang, Yishun). Strong project with clear strengths. Standout strengths: schools, 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 Provence Residence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Provence Residence, at a median of $1,577 psf and a median price of $1.46M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Provence Residence from the nearest MRT station?
- Provence Residence is about 680m from Canberra MRT (NS12), 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 Provence Residence compare with North Gaia?
- North Gaia is the project scored next to Provence Residence on the District 27 ranking: 6.59 (Grade A) against Provence Residence's 6.59 (Grade A). Provence Residence scores higher on MRT Proximity (7 vs 4) and Rental Yield (8 vs 5); North Gaia scores higher on Project Size (8 vs 10) and Project's Historical Performance (3 vs 4).
- Which primary schools are within 1km of Provence Residence?
- 2 primary schools are within 1km of Provence Residence: Wellington Primary School, Sembawang Primary School. 2 primary schools within 1km (nearest: WELLINGTON PRIMARY SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children. Provence Residence 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 Provence Residence, and how big is the project?
- Provence Residence is 99-year leasehold, completed in 2024, has 413 units, developed by Far East Organization. 99YR tenure — about 93 years remaining — no near-term decay concern. 413 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 Provence Residence in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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