Resale Project Scorecard
The Lenox
D14 · Eunos, Geylang, Paya Lebar · freehold · completed 2014 · 76 units
Grade B, 5.85 out of 10, the 136th highest score among 208 resale condos in District 14.
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
- 2
- To Kembangan MRT
- 320 m
Artist's impression: Bravo Building Construction Pte Ltd, The Lenox brochure
The Lenox Score
- B
- Grade
- Score out of 10
- 5.85
- Highest score among 208 resale condos in District 14
- 136th
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Project's Historical Performance25%7/10
Avg Ann. of +1.66% — near-median performance within its 2014-era cohort (63rd percentile).
The district median is 6/10.
Primary School Effect20%3/10
1 primary school within 1km (St. Stephen's School, 0.60km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 9/10.
- St. Stephen's 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%3/10
76 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
320 m from Kembangan MRT (EW6) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%7/10
Rental yield of 3.71% — strong income return.
The district median is 6/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.33km, far enough that the impact on this project is modest.
The district median is 1.5/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Lenox scores 5.85
The Lenox scores 5.85 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1340th of 2,350 resale condos scored in Singapore and 136th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (3/10).
| Factor | This condoThe Lenox | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 66% of district |
| Primary School Effect20% | 3/10 | 9/10 | −1.20 | 9% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 61% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 53% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 3/10 | 1.5/10 | +0.09 | 71% of district |
Medians are across the 208 scored resale projects in District 14 (Eunos, Geylang, Paya Lebar). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Lenox and a median-profile project (6.51). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Lenox Prices
By unit type at The Lenox
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom888 sq ft | 888 sq ft | $1.27M | $1,461 psf | 2 |
Past transactions at The Lenox
16 resales, Nov 2021 to Oct 2026 · median $1,466 psf · $630,000 to $1,610,000 · all 16 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 6 Aug 2026 | 396 Changi Road | 4 | #04-12122BR · Blk 396 | 2BR | 592 | $1,562 | $925,000 | Resale |
| 30 Apr 2026 | 396 Changi Road | 5 | #05-14142BR · Blk 396 | 2BR | 1,184 | $1,360 | $1,610,000 | Resale |
| 6 Jan 2025 | 398 Changi Road | 4 | #04-09091BR · Blk 398 | 1BR | 431 | $1,765 | $760,000 | Resale |
| 18 Jul 2024 | 398 Changi Road | 2 | #02-08081BR · Blk 398 | 1BR | 409 | $1,760 | $720,000 | Resale |
| 31 May 2024 | 396 Changi Road | 4 | #04-14142BR · Blk 396 | 2BR | 700 | $1,444 | $1,010,000 | Resale |
| 6 Feb 2024 | 398 Changi Road | 3 | #03-04041BR · Blk 398 | 1BR | 431 | $1,640 | $706,000 | Resale |
| 25 Oct 2023 | 398 Changi Road | 5 | #05-10102BR · Blk 398 | 2BR | 797 | $1,381 | $1,100,000 | Resale |
| 9 Jun 2023 | 398 Changi Road | 4 | #04-03031BR · Blk 398 | 1BR | 431 | $1,637 | $705,000 | Resale |
| 31 May 2023 | 398 Changi Road | 5 | #05-01012BR · Blk 398 | 2BR | 840 | $1,358 | $1,140,000 | Resale |
| 13 Dec 2022 | 396 Changi Road | 5 | #05-12122BR · Blk 396 | 2BR | 1,066 | $1,478 | $1,575,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D14 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,322 psf |
| Feb–Apr 2022 | 2 | $1,441 psf | $1,359 psf |
| May–Jul 2022 | 1 | — | $1,446 psf |
| Aug–Oct 2022 | 1 | — | $1,512 psf |
| Nov 2022 – Jan 2023 | 2 | $1,473 psf | $1,507 psf |
| Feb–Apr 2023 | — | — | $1,640 psf |
| May–Jul 2023 | 2 | $1,498 psf | $1,547 psf |
| Aug–Oct 2023 | 1 | — | $1,539 psf |
| Nov 2023 – Jan 2024 | — | — | $1,622 psf |
| Feb–Apr 2024 | 1 | — | $1,687 psf |
| May–Jul 2024 | 2 | $1,602 psf | $1,730 psf |
| Aug–Oct 2024 | — | — | $1,790 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,867 psf |
| Feb–Apr 2025 | — | — | $1,814 psf |
| May–Jul 2025 | — | — | $1,898 psf |
| Aug–Oct 2025 | — | — | $1,798 psf |
| Nov 2025 – Jan 2026 | — | — | $1,737 psf |
| Feb–Apr 2026 | 1 | — | $1,729 psf |
| May–Jul 2026 | — | — | $1,697 psf |
| Aug–Oct 2026 | 1 | — | $1,756 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Lenox Rent
- Median rent a month
- $2,680 to $3,250
- Gross yield
- 3.1%
- Rental contracts
- 23
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,680 | $2,600 to $2,800 | — | 13 |
| 2-bedroom | $3,250 | $3,160 to $3,380 | 3.1% | 10 |
Rental contracts at The Lenox
25 contracts, Sep 2025 to Aug 2026 · median $3,100 a month · $2,400 to $4,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,100 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,400 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,650 |
| May 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| May 2026 | 3BR | 800 to 900 sq ft | $4,000 |
| Apr 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Apr 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| Mar 2026 | 1BR | 400 to 500 sq ft | $2,600 |
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 Lenox By stack
- Highest, stack 12
- $1,520 psf
- Lowest, stack 14
- $1,402 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,416 psf | 651 sq ft | Levels 2 to 5 | 2 |
| 12 | $1,520 psf | 829 sq ft | Levels 4 to 5 | 2 |
| 14 | $1,402 psf | 942 sq ft | Levels 4 to 5 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Lenox Floor plans
15 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 334 to 775 sq ft
2-Bedroom9 plans · 603 to 1,389 sq ft
3-Bedroom2 plans · 538 to 1,206 sq ft
Floor plans: Bravo Building Construction Pte Ltd, The Lenox brochure. Developer's plans, subject to change; areas are approximate and subject to final survey.
The Lenox Site plan
Every block in 3D, with the sun on each home →
Site plan: Bravo Building Construction Pte Ltd, The Lenox brochure. Illustration only, not drawn to scale.
The Lenox Notes
How these numbers are worked out
- Grade B places The Lenox 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: $1,461 psf at The Lenox against $1,731 psf across District 14, 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). 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 (9 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 2 resale caveats at The Lenox ranged from $1,360 psf to $1,562 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 Kembangan MRT (EW6), 320 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 Lenox for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.