RPS · Resale Project Scorecard
Tangerine Grove — Grade A
RPS score 7.27/10 · D19 · Hougang, Punggol, Sengkang · 125 units · scored across 7 weighted factors — methodology published.
FH · CPL VENTURES PTE LTD · TOP 2007
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.80% — top-quartile performance within its 2007-era cohort (88th percentile).
2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.47km). Exceptional school catchment — strong appeal for families with young children.
125 units — boutique development. Lower transaction frequency and limited shared facilities.
0.78km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 2.81% — 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 1.43km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary).
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The verdict· Scores updated September 2026
Tangerine Grove scores 7.27 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 245th of 2,357 resale condos scored in Singapore and 51st of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Tangerine Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,753 psf, median price $2.25M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,707 psf | $2.37M |
| Jan–Mar 2026 | 1 | $1,799 psf | $2.13M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,753 psf | $2.25M |
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.
Tangerine Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 245th of 2,357, scores updated September 2026.
- Is Tangerine Grove a good buy in 2026?
- Tangerine Grove scores 7.27/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 245th of 2,357 Singapore resale condos and 51st of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, 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 Tangerine Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Tangerine Grove, at a median of $1,753 psf and a median price of $2.25M (range $1,707 psf to $1,799 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Tangerine Grove from the nearest MRT station?
- Tangerine Grove is about 780m from Serangoon MRT (NE12), 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 Tangerine Grove compare with The Courtyard?
- The Courtyard is the project scored next to Tangerine Grove on the District 19 ranking: 7.32 (Grade A) against Tangerine Grove's 7.27 (Grade A). Tangerine Grove scores higher on Project Size (5 vs 3); The Courtyard scores higher on Primary School Effect (9 vs 10) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Tangerine Grove?
- 2 primary schools are within 1km of Tangerine Grove: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.47km). Exceptional school catchment — strong appeal for families with young children. Tangerine Grove 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 Tangerine Grove, and how big is the project?
- Tangerine Grove is freehold, completed in 2007, has 125 units, developed by CPL VENTURES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 125 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tangerine Grove 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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