RPS · Resale Project Scorecard
Sixteen35 Residences — Grade B
RPS score 5.88/10 · D14 · Eunos, Geylang, Paya Lebar · 60 units · scored across 7 weighted factors — methodology published.
99YR · OXLEY PEARL PTE LTD · TOP 2021
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +1.08% — below-median performance vs same-vintage peers (24th percentile of 2021-era cohort).
2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.50km). Exceptional school catchment — strong appeal for families with young children.
60 units — very small project; niche product with thin resale market.
0.43km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.
Rental yield of 4.47% — strong income return.
99YR tenure — about 91 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.94km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).
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The verdict· Scores updated September 2026
Sixteen35 Residences scores 5.88 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1196th of 2,357 resale condos scored in Singapore and 127th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Primary School Effect (9/10) and Tenure (9/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Sixteen35 Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,394 psf, median price $1.00M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,394 psf | $1.05M |
| Apr–Jun 2026 | 1 | $1,480 psf | $988,000 |
| Jul–Sep 2026 | 1 | $1,334 psf | $1.00M |
| 12-month total | 3 | $1,394 psf | $1.00M |
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.
Sixteen35 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1196th of 2,357, scores updated September 2026.
- Is Sixteen35 Residences a good buy in 2026?
- Sixteen35 Residences scores 5.88/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1196th of 2,357 Singapore resale condos and 127th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. 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 Sixteen35 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Sixteen35 Residences, at a median of $1,394 psf and a median price of $1.00M (range $1,334 psf to $1,480 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sixteen35 Residences from the nearest MRT station?
- Sixteen35 Residences is about 430m from Paya Lebar MRT (CC9), 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 Sixteen35 Residences compare with 33 Residences?
- 33 Residences is the project scored next to Sixteen35 Residences on the District 14 ranking: 5.91 (Grade B) against Sixteen35 Residences's 5.88 (Grade B). Sixteen35 Residences scores higher on Future Transformation (2 vs 1); 33 Residences scores higher on Tenure (9 vs 10).
- Which primary schools are within 1km of Sixteen35 Residences?
- 2 primary schools are within 1km of Sixteen35 Residences: KONG HWA School, Geylang Methodist School (Primary). 2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.50km). Exceptional school catchment — strong appeal for families with young children. Sixteen35 Residences 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 Sixteen35 Residences, and how big is the project?
- Sixteen35 Residences is 99-year leasehold, completed in 2021, has 60 units, developed by OXLEY PEARL PTE LTD. 99YR tenure — about 91 years remaining — no near-term decay concern. 60 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 Sixteen35 Residences 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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