Resale Project Scorecard
The Anchorage
D03 · Alexandra, Queenstown · freehold · completed 1997 · 775 units
Grade A, 6.57 out of 10, the 22nd highest score among 39 resale condos in District 3.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 7
- To Queenstown MRT
- 440 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Anchorage Score
- A
- Grade
- Score out of 10
- 6.57
- Highest score among 39 resale condos in District 3
- 22nd
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%6/10
Avg Ann. of +3.53% — near-median performance within its 1997-era cohort (58th percentile).
The district median is 6/10.
Primary School Effect20%5/10
1 primary school within 1km (Queenstown Primary School, 0.62km away). Adequate but narrow school optionality.
The district median is 7/10.
- Queenstown Primary School
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%10/10
775 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%8/10
440 m from Queenstown MRT (EW19) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%2/10
Rental yield of 2.39% — weak income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Telok Blangah precinct at 2.21km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why The Anchorage scores 6.57
The Anchorage scores 6.57 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 662nd of 2,350 resale condos scored in Singapore and 22nd of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Rental Yield (2/10).
| Factor | This condoThe Anchorage | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 6/10 | ±0.00 | 37% of district |
| Primary School Effect20% | 5/10 | 7/10 | −0.40 | 8% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 84% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 5% of district |
| Rental Yield10% | 2/10 | 5/10 | −0.30 | 0% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 68% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 61% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Anchorage and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Anchorage Prices
By unit type at The Anchorage
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,206 sq ft | 1,206 sq ft | $2.30M to $2.93M | $1,925 psf | 3 |
| 3-bedroom1,507 sq ft | 1,507 sq ft | $2.91M to $3.66M | $2,045 psf | 4 |
Past transactions at The Anchorage
60 resales, Nov 2021 to Oct 2026 · median $1,855 psf · $1,530,000 to $4,100,000 · 49 of the 50 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Aug 2026 | Blk 370 | 2 | #02-05052BR · Blk 370 | 2BR | 1,195 | $1,925 | $2,300,000 | Resale |
| 8 Jul 2026 | 370E Alexandra Road | 1 | #01-02022BR · Blk 370E | 2BR | 1,604 | $1,827 | $2,930,000 | Resale |
| 5 Jun 2026 | 370D Alexandra Road | 7 | #07-07073BR · Blk 370D | 3BR | 1,507 | $2,090 | $3,150,000 | Resale |
| 20 May 2026 | 370F Alexandra Road | 13 | #13-03033BR · Blk 370F | 3BR | 1,507 | $2,203 | $3,320,000 | Resale |
| 30 Apr 2026 | 370G Alexandra Road | 10 | #10-05053BR · Blk 370G | 3BR | 1,830 | $2,000 | $3,660,000 | Resale |
| 13 Feb 2026 | 370E Alexandra Road | 2 | #02-07073BR · Blk 370E | 3BR | 1,464 | $1,988 | $2,910,000 | Resale |
| 5 Dec 2025 | Blk 370 | 4 | #04-09092BR · Blk 370 | 2BR | 1,206 | $2,024 | $2,440,000 | Resale |
| 22 Oct 2025 | 370E Alexandra Road | 15 | #15-03034BR · Blk 370E | 4BR | 2,088 | $1,963 | $4,100,000 | Resale |
| 5 Sep 2025 | 370D Alexandra Road | 6 | #06-03033BR · Blk 370D | 3BR | 1,507 | $2,044 | $3,080,000 | Resale |
| 8 Jul 2025 | 370F Alexandra Road | 14 | #14-05052BR · Blk 370F | 2BR | 1,238 | $2,157 | $2,670,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,818 psf |
| Feb–Apr 2022 | 5 | $1,683 psf | $1,937 psf |
| May–Jul 2022 | 5 | $1,757 psf | $1,928 psf |
| Aug–Oct 2022 | 3 | $1,724 psf | $2,009 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,010 psf |
| Feb–Apr 2023 | 5 | $1,749 psf | $2,013 psf |
| May–Jul 2023 | 5 | $1,715 psf | $2,033 psf |
| Aug–Oct 2023 | 4 | $1,812 psf | $2,179 psf |
| Nov 2023 – Jan 2024 | 2 | $1,888 psf | $2,132 psf |
| Feb–Apr 2024 | 2 | $1,850 psf | $2,180 psf |
| May–Jul 2024 | 3 | $1,935 psf | $2,206 psf |
| Aug–Oct 2024 | 1 | — | $2,190 psf |
| Nov 2024 – Jan 2025 | 4 | $1,995 psf | $2,171 psf |
| Feb–Apr 2025 | 4 | $1,906 psf | $2,227 psf |
| May–Jul 2025 | 6 | $2,016 psf | $2,182 psf |
| Aug–Oct 2025 | 2 | $2,004 psf | $2,252 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,227 psf |
| Feb–Apr 2026 | 2 | $1,994 psf | $2,253 psf |
| May–Jul 2026 | 3 | $2,090 psf | $2,295 psf |
| Aug–Oct 2026 | 1 | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.6% a year, ranked 4 of 26 in D03 and 130 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Anchorage Rent
- Median rent a month
- $3,650 to $8,500
- Gross yield
- 2.2% to 2.3%
- Rental contracts
- 165
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,650 | $3,600 to $3,700 | — | 6 |
| 2-bedroom | $4,700 | $4,500 to $4,880 | 2.3% | 63 |
| 3-bedroom | $6,000 | $5,830 to $6,300 | 2.2% | 90 |
| 4-bedroom | $8,500 | $8,310 to $8,500 | — | 6 |
Rental contracts at The Anchorage
165 contracts, Sep 2025 to Aug 2026 · median $5,600 a month · $3,500 to $9,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 800 to 900 sq ft | $3,500 |
| Aug 2026 | 1BR | 800 to 900 sq ft | $3,700 |
| Aug 2026 | 2BR | 1,200 to 1,300 sq ft | $3,900 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $4,400 |
| Aug 2026 | 2BR | 1,200 to 1,300 sq ft | $4,600 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $4,600 |
| Aug 2026 | 2BR | 1,200 to 1,300 sq ft | $4,900 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $5,000 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $5,500 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $5,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Anchorage By stack
- Highest, stack 09
- $2,001 psf
- Lowest, stack 06
- $1,757 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,776 psf | 1,765 sq ft | Levels 3 to 14 | 5 |
| 02 | $1,838 psf | 1,464 sq ft | Levels 1 to 19 | 10 |
| 03 | $1,963 psf | 1,507 sq ft | Levels 4 to 15 | 5 |
| 04 | $1,760 psf | 1,582 sq ft | Levels 1 to 12 | 6 |
| 05 | $1,925 psf | 1,830 sq ft | Levels 2 to 14 | 5 |
| 06 | $1,757 psf | 1,238 sq ft | Levels 2 to 12 | 7 |
| 07 | $1,988 psf | 1,464 sq ft | Levels 2 to 12 | 3 |
| 08 | $1,961 psf | 1,173 sq ft | Levels 2 to 11 | 4 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $2,001 psf | 1,421 sq ft | Levels 4 to 10 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Anchorage Notes
How these numbers are worked out
- Grade A places The Anchorage 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: $2,000 psf at The Anchorage against $2,254 psf across District 3, 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 $1,991 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 (7 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 7 resale caveats at The Anchorage ranged from $1,827 psf to $2,203 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, 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 Queenstown MRT (EW19), 440 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 The Anchorage for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.