Resale Project Scorecard
Sunglade
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2003 · 475 units
Grade S, 7.55 out of 10, the 46th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 73 yrs
- Resales, 12 months to Oct 2026
- 17
- To Serangoon MRT
- 230 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Sunglade Score
- S
- Grade
- Score out of 10
- 7.55
- Highest score among 180 resale condos in District 19
- 46th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +4.03% — near-median performance within its 2003-era cohort (69th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Yangzheng Primary School at 0.17km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Yangzheng Primary School
- St. Gabriel's Primary School
- Maris Stella High School (Primary)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
475 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
230 m from Serangoon MRT (NE12 / CC13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.23% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 2.50km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Sunglade scores 7.55
Sunglade scores 7.55 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 182nd of 2,350 resale condos scored in Singapore and 46th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (3/10).
| Factor | This condoSunglade | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 49% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 9/10 | 7.5/10 | +0.20 | 72% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 48% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 4% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Sunglade and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Sunglade Prices
By unit type at Sunglade
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom861 sq ft | 861 sq ft | $1.30M to $1.68M | $1,610 psf | 5 |
| 3-bedroom1,157 sq ft | 1,157 sq ft | $1.78M to $2.22M | $1,692 psf | 12 |
Past transactions at Sunglade
17 resales, Nov 2025 to Oct 2026 · median $1,678 psf · $1,300,000 to $2,220,000 · all 17 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 Sep 2026 | 11 Serangoon Avenue 2 | 8 | #08-32323BR · Blk 11 | 3BR | 1,023 | $1,741 | $1,780,000 | Resale |
| 22 Sep 2026 | 3 Serangoon Avenue 2 | 9 | #09-05053BR · Blk 3 | 3BR | 1,173 | $1,705 | $2,000,000 | Resale |
| 3 Sep 2026 | 11 Serangoon Avenue 2 | 11 | #11-33333BR · Blk 11 | 3BR | 1,163 | $1,738 | $2,020,000 | Resale |
| 5 Aug 2026 | 11 Serangoon Avenue 2 | 2 | #02-36362BR · Blk 11 | 2BR | 807 | $1,610 | $1,300,000 | Resale |
| 17 Jul 2026 | 3 Serangoon Avenue 2 | 4 | #04-06063BR · Blk 3 | 3BR | 1,152 | $1,658 | $1,910,000 | Resale |
| 29 May 2026 | 9 Serangoon Avenue 2 | 5 | #05-24242BR · Blk 9 | 2BR | 861 | $1,721 | $1,482,000 | Resale |
| 19 May 2026 | 5 Serangoon Avenue 2 | 9 | #09-13133BR · Blk 5 | 3BR | 1,152 | $1,745 | $2,010,000 | Resale |
| 24 Apr 2026 | 1 Serangoon Avenue 2 | 5 | #05-04043BR · Blk 1 | 3BR | 1,163 | $1,634 | $1,900,000 | Resale |
| 25 Feb 2026 | 7 Serangoon Avenue 2 | 5 | #05-16162BR · Blk 7 | 2BR | 861 | $1,742 | $1,500,000 | Resale |
| 23 Feb 2026 | 5 Serangoon Avenue 2 | 3 | #03-13133BR · Blk 5 | 3BR | 1,152 | $1,719 | $1,980,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 3 | $1,488 psf | $1,614 psf |
| Dec 2025 | 1 | — | $1,637 psf |
| Jan 2026 | 2 | $1,610 psf | $1,627 psf |
| Feb 2026 | 3 | $1,719 psf | $1,597 psf |
| Mar 2026 | — | — | $1,652 psf |
| Apr 2026 | 1 | — | $1,646 psf |
| May 2026 | 2 | $1,733 psf | $1,599 psf |
| Jun 2026 | — | — | $1,640 psf |
| Jul 2026 | 1 | — | $1,674 psf |
| Aug 2026 | 1 | — | $1,642 psf |
| Sep 2026 | 3 | $1,738 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.7% a year, ranked 23 of 78 in D19 and 125 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Sunglade Rent
- Median rent a month
- $4,000 to $5,900
- Gross yield
- 3.1% to 3.2%
- Rental contracts
- 63
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,000 | $3,900 to $4,400 | 3.2% | 23 |
| 3-bedroom | $5,100 | $4,700 to $5,500 | 3.1% | 37 |
| 4-bedroom | $5,900 | — | — | 3 |
Rental contracts at Sunglade
63 contracts, Sep 2025 to Aug 2026 · median $4,800 a month · $3,500 to $6,100
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,550 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,100 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,900 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,100 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Sunglade By stack
- Highest, stack 16
- $1,742 psf
- Lowest, stack 17
- $1,305 psf
- Stacks with 2+ resales
- 21
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,398 psf | 1,163 sq ft | Levels 5 to 9 | 2 |
| 06 | $1,507 psf | 1,152 sq ft | Levels 2 to 6 | 4 |
| 09 | $1,493 psf | 1,152 sq ft | Levels 2 to 8 | 3 |
| 10 | $1,422 psf | 1,238 sq ft | Levels 3 to 10 | 2 |
| 12 | $1,322 psf | 1,265 sq ft | Levels 1 to 13 | 4 |
| 13 | $1,732 psf | 1,152 sq ft | Levels 3 to 9 | 2 |
| 14 | $1,408 psf | 1,044 sq ft | Levels 1 to 12 | 4 |
| 16 | $1,742 psf | 861 sq ft | Levels 5 to 9 | 2 |
Show the other 13 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 17 | $1,305 psf | 1,152 sq ft | Levels 3 to 8 | 2 |
| 21 | $1,453 psf | 1,141 sq ft | Levels 2 to 13 | 5 |
| 22 | $1,554 psf | 1,378 sq ft | Levels 1 to 7 | 2 |
| 24 | $1,545 psf | 861 sq ft | Levels 5 to 10 | 3 |
| 28 | $1,563 psf | 1,152 sq ft | Levels 7 to 12 | 3 |
| 29 | $1,568 psf | 861 sq ft | Levels 3 to 13 | 5 |
| 30 | $1,400 psf | 1,076 sq ft | Levels 1 to 12 | 2 |
| 31 | $1,428 psf | 1,076 sq ft | Levels 1 to 9 | 2 |
| 32 | $1,652 psf | 1,023 sq ft | Levels 2 to 9 | 3 |
| 33 | $1,452 psf | 1,163 sq ft | Levels 5 to 11 | 3 |
| 35 | $1,360 psf | 1,044 sq ft | Levels 2 to 8 | 3 |
| 36 | $1,532 psf | 861 sq ft | Levels 2 to 9 | 4 |
| 37 | $1,599 psf | 1,141 sq ft | Levels 4 to 9 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Sunglade Notes
How these numbers are worked out
- Grade S places Sunglade in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,678 psf at Sunglade against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,628 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (11 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 17 resale caveats at Sunglade ranged from $1,463 psf to $1,745 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2003, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Serangoon MRT (NE12 / CC13), 230 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Sunglade for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.