RPS · Resale Project Scorecard
The Lenox — Grade B
RPS score 5.85/10 · D14 · Eunos, Geylang, Paya Lebar · 76 units · scored across 7 weighted factors — methodology published.
FH · BRAVO BUILDING CONSTRUCTION PTE LTD · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.66% — near-median performance within its 2014-era cohort (63th percentile).
1 primary school within 1km (ST. STEPHEN'S SCHOOL, 0.66km away). Adequate but narrow school optionality.
76 units — very small project; niche product with thin resale market.
360m from Kembangan Mrt Stn (EW6) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.71% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.33km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Stephen's School.
The verdict· Scores updated September 2026
The Lenox scores 5.85 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1222nd of 2,357 resale condos scored in Singapore and 129th 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). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at The Lenox
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,360 psf, median price $1.61M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,360 psf | $1.61M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,360 psf | $1.61M |
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 Lenox: frequently asked questions
Answers generated from the scorecard data — RPS rank 1222nd of 2,357, scores updated September 2026.
- Is The Lenox a good buy in 2026?
- The Lenox scores 5.85/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1222nd of 2,357 Singapore resale condos and 129th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size. 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 Lenox?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at The Lenox, at a median of $1,360 psf and a median price of $1.61M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Lenox from the nearest MRT station?
- The Lenox is about 360m from Kembangan MRT (EW6), 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 Lenox compare with East 25 Apartments?
- East 25 Apartments is the project scored next to The Lenox on the District 14 ranking: 5.85 (Grade B) against The Lenox's 5.85 (Grade B). The Lenox scores higher on Rental Yield (7 vs 1) and Project's Historical Performance (7 vs 5); East 25 Apartments scores higher on Primary School Effect (3 vs 9).
- Which primary schools are within 1km of The Lenox?
- One primary school is within 1km of The Lenox: ST. Stephen's School. 1 primary school within 1km (ST. STEPHEN'S SCHOOL, 0.66km away). Adequate but narrow school optionality. The Lenox scores 3/10 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 Lenox, and how big is the project?
- The Lenox is freehold, completed in 2014, has 76 units, developed by BRAVO BUILDING CONSTRUCTION PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 76 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Lenox 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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