Resale Project Scorecard
The Metropolitan Condo
D03 · Alexandra, Queenstown · 99-year leasehold · completed 2009 · 382 units
Grade S, 7.84 out of 10, the 3rd 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 →
- Lease left, about
- 79 yrs
- Resales, 12 months to Oct 2026
- 15
- To Redhill MRT
- 160 m
Background: Alexandra, Queenstown, not this condo. Photo credits
The Metropolitan Condo Score
- S
- Grade
- Score out of 10
- 7.84
- Highest score among 39 resale condos in District 3
- 3rd
Top-tier project across nearly every dimension. Standout strengths: MRT access, capital appreciation. Key weaknesses: future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +3.71% — top-quartile performance within its 2009-era cohort (81st percentile).
The district median is 6/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Gan Eng Seng Primary School at 0.43km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Gan Eng Seng Primary School
- Alexandra Primary School
- 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%8/10
382 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%10/10
160 m from Redhill MRT (EW18) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.27% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Telok Blangah precinct at 2.44km, 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 Metropolitan Condo scores 7.84
The Metropolitan Condo scores 7.84 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 122nd of 2,350 resale condos scored in Singapore and 3rd of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoThe Metropolitan Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 6/10 | +0.75 | 87% of district |
| Primary School Effect20% | 8/10 | 7/10 | +0.20 | 68% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 34% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 63% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 34% of district |
| Tenure10% | 7/10 | 8/10 | −0.10 | 16% 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 Metropolitan Condo 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 Metropolitan Condo Prices
By unit type at The Metropolitan Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,033 sq ft | 1,033 sq ft | $1.39M to $2.18M | $1,973 psf | 7 |
| 3-bedroom1,399 sq ft | 1,399 sq ft | $2.50M to $3.00M | $2,083 psf | 7 |
Past transactions at The Metropolitan Condo
15 resales, Nov 2025 to Oct 2026 · median $2,013 psf · $1,385,000 to $3,460,000 · 13 of the 13 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 31 Aug 2026 | 8 Alexandra View | 28 | #28-06063BR · Blk 8 | 3BR | 1,399 | $2,144 | $3,000,000 | Resale |
| 24 Aug 2026 | 6 Alexandra View | 42 | #42-05052BR · Blk 6 | 2BR | 1,076 | $2,025 | $2,180,000 | Resale |
| 14 Aug 2026 | 6 Alexandra View | 24 | #24-03032BR · Blk 6 | 2BR | 1,066 | $1,971 | $2,100,000 | Resale |
| 7 Aug 2026 | 8 Alexandra View | 14 | #14-08084BR · Blk 8 | 4BR | 1,733 | $1,997 | $3,460,000 | Resale |
| 30 Jul 2026 | 8 Alexandra View | 26 | #26-09093BR · Blk 8 | 3BR | 1,367 | $2,092 | $2,860,000 | Resale |
| 17 Jul 2026 | 6 Alexandra View | 41 | #41-02022BR · Blk 6 | 2BR | 1,033 | $2,013 | $2,080,000 | Resale |
| 17 Apr 2026 | 8 Alexandra View | 18 | #18-07073BR · Blk 8 | 3BR | 1,399 | $1,971 | $2,758,000 | Resale |
| 26 Feb 2026 | 6 Alexandra View | 20 | #20-03032BR · Blk 6 | 2BR | 1,066 | $1,877 | $2,000,000 | Resale |
| 20 Feb 2026 | 6 Alexandra View | 27 | #27-05053BR · Blk 6 | 3BR | 1,421 | $2,083 | $2,960,000 | Resale |
| 19 Feb 2026 | 8 Alexandra View | 41 | #41-09093BR · Blk 8 | 3BR | 1,367 | $2,195 | $3,000,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2025 | 3 | $1,787 psf | $2,255 psf |
| Dec 2025 | 2 | $2,042 psf | $2,223 psf |
| Jan 2026 | — | — | $2,208 psf |
| Feb 2026 | 3 | $2,083 psf | $2,217 psf |
| Mar 2026 | — | — | $2,225 psf |
| Apr 2026 | 1 | — | $2,279 psf |
| May 2026 | — | — | $2,329 psf |
| Jun 2026 | — | — | $2,283 psf |
| Jul 2026 | 2 | $2,053 psf | $2,237 psf |
| Aug 2026 | 4 | $2,011 psf | $2,160 psf |
| Sep 2026 | — | — | $2,305 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.5% a year, ranked 6 of 26 in D03 and 148 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 Metropolitan Condo Rent
- Median rent a month
- $4,800 to $8,500
- Gross yield
- 2.9% to 3.0%
- Rental contracts
- 79
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,800 | $4,430 to $5,480 | 2.9% | 34 |
| 3-bedroom | $7,200 | $6,880 to $7,600 | 3.0% | 28 |
| 4-bedroom | $8,500 | $8,400 to $9,200 | — | 17 |
Rental contracts at The Metropolitan Condo
79 contracts, Sep 2025 to Aug 2026 · median $6,500 a month · $3,900 to $14,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,600 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $6,200 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $7,000 |
| Aug 2026 | 3BR | 1,700 to 1,800 sq ft | $8,000 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $4,200 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $6,000 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $6,000 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,500 |
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 Metropolitan Condo By stack
- Highest, stack 09
- $2,019 psf
- Lowest, stack 06
- $1,683 psf
- Stacks with 2+ resales
- 10
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,782 psf | 786 sq ft | Levels 9 to 41 | 9 |
| 02 | $1,697 psf | 1,033 sq ft | Levels 5 to 42 | 11 |
| 03 | $1,723 psf | 1,066 sq ft | Levels 2 to 37 | 8 |
| 04 | $1,997 psf | 721 sq ft | Levels 16 to 17 | 2 |
| 05 | $1,821 psf | 1,421 sq ft | Levels 11 to 42 | 9 |
| 06 | $1,683 psf | 1,399 sq ft | Levels 4 to 39 | 6 |
| 07 | $1,787 psf | 1,399 sq ft | Levels 3 to 36 | 6 |
| 08 | $1,731 psf | 1,733 sq ft | Levels 7 to 44 | 9 |
Show the other 2 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $2,019 psf | 1,367 sq ft | Levels 12 to 41 | 7 |
| 10 | $1,878 psf | 1,733 sq ft | Levels 3 to 33 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Metropolitan Condo Notes
How these numbers are worked out
- Grade S places The Metropolitan Condo 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: $2,013 psf at The Metropolitan Condo 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 $1,893 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 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 15 resale caveats at The Metropolitan Condo ranged from $1,650 psf to $2,195 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2009, 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 Redhill MRT (EW18), 160 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools 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 Metropolitan Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.