RPS · Resale Project Scorecard
The Garden Residences — Grade A
RPS score 7.14/10 · D19 · Hougang, Punggol, Sengkang · 613 units · scored across 7 weighted factors — methodology published.
99YR · Wing Tai Holdings · TOP 2021
Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.13% — near-median performance within its 2021-era cohort (59th percentile).
2 primary schools within 1km (nearest: ZHONGHUA PRIMARY SCHOOL at 0.61km). Exceptional school catchment — strong appeal for families with young children.
613 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.75km from Serangoon Mrt Stn (CC13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.03% — strong income return.
99YR tenure — about 90 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Serangoon North MRT (CR9, CRL1) at 0.60km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Zhonghua Primary School, Rosyth School.
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The verdict· Scores updated September 2026
The Garden Residences scores 7.14 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 287th of 2,357 resale condos scored in Singapore and 56th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and Primary School Effect (9/10); its weakest is MRT Proximity (2/10). Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Garden Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 37 resale transactions, median $1,891 psf, median price $1.32M. Median PSF is up 3.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,820 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 14 | $1,897 psf | $1.41M |
| Jan–Mar 2026 | 5 | $1,887 psf | $1.20M |
| Apr–Jun 2026 | 13 | $1,891 psf | $1.43M |
| Jul–Sep 2026 | 5 | $1,916 psf | $1.32M |
| 12-month total | 37 | $1,891 psf | $1.32M |
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 Garden Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 287th of 2,357, scores updated September 2026.
- Is The Garden Residences a good buy in 2026?
- The Garden Residences scores 7.14/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 287th of 2,357 Singapore resale condos and 56th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: MRT access. 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 Garden Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 37 resale transactions at The Garden Residences, at a median of $1,891 psf and a median price of $1.32M (range $1,593 psf to $2,135 psf). The median PSF is up 3.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,820 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 Garden Residences from the nearest MRT station?
- The Garden Residences is about 1.8km from Serangoon MRT (CC13), scoring 2/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Garden Residences compare with Oasis Garden?
- Oasis Garden is the project scored next to The Garden Residences on the District 19 ranking: 7.14 (Grade A) against The Garden Residences's 7.14 (Grade A). The Garden Residences scores higher on Project Size (10 vs 5) and Rental Yield (8 vs 3); Oasis Garden scores higher on MRT Proximity (2 vs 8) and Project's Historical Performance (6 vs 8).
- Which primary schools are within 1km of The Garden Residences?
- 2 primary schools are within 1km of The Garden Residences: Zhonghua Primary School, Rosyth School. 2 primary schools within 1km (nearest: ZHONGHUA PRIMARY SCHOOL at 0.61km). Exceptional school catchment — strong appeal for families with young children. The Garden 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 The Garden Residences, and how big is the project?
- The Garden Residences is 99-year leasehold, completed in 2021, has 613 units, developed by Wing Tai Holdings. 99YR tenure — about 90 years remaining — no near-term decay concern. 613 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Garden Residences 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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