RPS · Resale Project Scorecard
Simon Plaza — Grade B
RPS score 5.91/10 · D19 · Hougang, Punggol, Sengkang · 19 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1990
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +5.38% — top-quartile performance within its 1990-era cohort (76th percentile).
1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.76km away). Adequate but narrow school optionality.
19 units — very small project; niche product with thin resale market.
200m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.56% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.27km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School.
The verdict· Scores updated September 2026
Simon Plaza scores 5.91 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1166th of 2,357 resale condos scored in Singapore and 121st of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Simon Plaza
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,457 psf, median price $2.40M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,457 psf | $2.40M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,457 psf | $2.40M |
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.
Simon Plaza: frequently asked questions
Answers generated from the scorecard data — RPS rank 1166th of 2,357, scores updated September 2026.
- Is Simon Plaza a good buy in 2026?
- Simon Plaza scores 5.91/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1166th of 2,357 Singapore resale condos and 121st of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: total returns, project size. 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 Simon Plaza?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Simon Plaza, at a median of $1,457 psf and a median price of $2.40M (range $1,358 psf to $1,555 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Simon Plaza from the nearest MRT station?
- Simon Plaza is about 200m from Kovan MRT (NE13), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Simon Plaza compare with Upper Serangoon Shopping Centre?
- Upper Serangoon Shopping Centre is the project scored next to Simon Plaza on the District 19 ranking: 5.93 (Grade B) against Simon Plaza's 5.91 (Grade B). Simon Plaza scores higher on MRT Proximity (10 vs 7) and Project's Historical Performance (8 vs 7); Upper Serangoon Shopping Centre scores higher on Primary School Effect (3 vs 7).
- Which primary schools are within 1km of Simon Plaza?
- One primary school is within 1km of Simon Plaza: Xinghua Primary School. 1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.76km away). Adequate but narrow school optionality. Simon Plaza scores 3/10 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 Simon Plaza, and how big is the project?
- Simon Plaza is freehold, completed in 1990, has 19 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 19 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 Simon Plaza 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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