RPS · Resale Project Scorecard
The Alcove — Grade A
RPS score 6.72/10 · D14 · Eunos, Geylang, Paya Lebar · 102 units · scored across 7 weighted factors — methodology published.
99YR · SIMS GREEN DEVELOPMENT PTE LTD · TOP 2004
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +3.72% — near-median performance within its 2004-era cohort (52th percentile).
2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.40km). Exceptional school catchment — strong appeal for families with young children.
102 units — boutique development. Lower transaction frequency and limited shared facilities.
300m from Aljunied Mrt Stn (EW9) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.82% — strong income return.
99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.33km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Geylang Methodist School (Primary), KONG HWA School.
The verdict· Scores updated September 2026
The Alcove scores 6.72 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 514th of 2,357 resale condos scored in Singapore and 49th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Future Transformation (1/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at The Alcove
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,118 psf, median price $1.63M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,118 psf | $1.60M |
| Jan–Mar 2026 | 2 | $1,011 psf | $1.87M |
| Apr–Jun 2026 | 1 | $1,118 psf | $1.54M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $1,118 psf | $1.63M |
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.
The Alcove: frequently asked questions
Answers generated from the scorecard data — RPS rank 514th of 2,357, scores updated September 2026.
- Is The Alcove a good buy in 2026?
- The Alcove scores 6.72/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 514th of 2,357 Singapore resale condos and 49th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: 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 The Alcove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at The Alcove, at a median of $1,118 psf and a median price of $1.63M (range $874 psf to $1,148 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Alcove from the nearest MRT station?
- The Alcove is about 300m from Aljunied MRT (EW9), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Alcove compare with Cosy 23?
- Cosy 23 is the project scored next to The Alcove on the District 14 ranking: 6.72 (Grade A) against The Alcove's 6.72 (Grade A). The Alcove scores higher on Project Size (5 vs 3) and MRT Proximity (9 vs 8); Cosy 23 scores higher on Tenure (7 vs 10) and Project's Historical Performance (6 vs 7).
- Which primary schools are within 1km of The Alcove?
- 2 primary schools are within 1km of The Alcove: Geylang Methodist School (Primary), KONG HWA School. 2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.40km). Exceptional school catchment — strong appeal for families with young children. The Alcove 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 The Alcove, and how big is the project?
- The Alcove is 99-year leasehold, completed in 2004, has 102 units, developed by SIMS GREEN DEVELOPMENT PTE LTD. 99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent. 102 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 The Alcove 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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