RPS · Resale Project Scorecard
Singa Hills — Grade B
RPS score 6.20/10 · D14 · Eunos, Geylang, Paya Lebar · 58 units · scored across 7 weighted factors — methodology published.
FH · Bukit Sembawang Estates · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.13% — near-median performance within its 2016-era cohort (46th percentile).
2 primary schools within 1km (nearest: TELOK KURAU PRIMARY SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children.
58 units — very small project; niche product with thin resale market.
0.54km from Kaki Bukit Mrt Stn (DT28) — short walk to MRT, good transport convenience.
Rental yield of 3.17% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.00km, far enough that the impact on this project is modest.
Primary schools within 1km: Telok Kurau Primary School, MAHA Bodhi School.
The verdict· Scores updated September 2026
Singa Hills scores 6.20 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 899th of 2,357 resale condos scored in Singapore and 96th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Singa Hills
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,764 psf, median price $1.12M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,746 psf | $808,000 |
| Jan–Mar 2026 | 1 | $1,781 psf | $1.44M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,764 psf | $1.12M |
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.
Singa Hills: frequently asked questions
Answers generated from the scorecard data — RPS rank 899th of 2,357, scores updated September 2026.
- Is Singa Hills a good buy in 2026?
- Singa Hills scores 6.20/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 899th of 2,357 Singapore resale condos and 96th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, 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 Singa Hills?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Singa Hills, at a median of $1,764 psf and a median price of $1.12M (range $1,746 psf to $1,781 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Singa Hills from the nearest MRT station?
- Singa Hills is about 540m from Kaki Bukit MRT (DT28), 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 Singa Hills compare with Mansion 28?
- Mansion 28 is the project scored next to Singa Hills on the District 14 ranking: 6.22 (Grade B) against Singa Hills's 6.20 (Grade B). Singa Hills scores higher on Future Transformation (4 vs 2) and Project's Historical Performance (5 vs 4); Mansion 28 scores higher on Rental Yield (4 vs 8).
- Which primary schools are within 1km of Singa Hills?
- 2 primary schools are within 1km of Singa Hills: Telok Kurau Primary School, MAHA Bodhi School. 2 primary schools within 1km (nearest: TELOK KURAU PRIMARY SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children. Singa Hills 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 Singa Hills, and how big is the project?
- Singa Hills is freehold, completed in 2016, has 58 units, developed by Bukit Sembawang Estates. Freehold tenure — no lease decay concerns, preserves long-term value. 58 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 Singa Hills in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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