SGrade

Resale Project Scorecard

The Minton

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2013 · 1,145 units

Grade S, 7.85 out of 10, the 33rd highest score among 180 resale condos in District 19.

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: 80 yrs
Resales, 12 months to Oct 2026: 30
To Serangoon MRT: 790 m

Photo: ProjectManhattan, CC0 (Wikimedia Commons)

The Minton Score

S
Grade
Score out of 10: 7.85
Highest score among 180 resale condos in District 19: 33rd

Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation.

Project's Historical Performance25%9/10

Avg Ann. of +3.17% places this condo in the top 10% of its 2013-era cohort — exceptional capital appreciation relative to peers of the same vintage.

The district median is 7/10.

Primary School Effect20%10/10

3 primary schools within 1km (nearest: Paya Lebar Methodist Girls' School (Primary) at 0.23km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Paya Lebar Methodist Girls' School (Primary)
Maris Stella High School (Primary)
Xinghua 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

1145 units — good project size supporting active resale market and adequate facilities.

The district median is 3/10.

MRT Proximity13%7/10

790 m from Serangoon MRT (NE12 / CC13) — short walk to MRT, good transport convenience.

The district median is 7.5/10.

Rental Yield10%4/10

Rental yield of 3.11% — below-average income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 80 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.37km, far enough that the impact on this project is modest.

The district median is 4/10.

Scores updated October 2026. On the map →

Why The Minton scores 7.85

The Minton scores 7.85 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 121st of 2,350 resale condos scored in Singapore and 33rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (3/10).

Factor	This condoThe Minton	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	9/10	7/10	+0.50	79% of district
Primary School Effect20%	10/10	9/10	+0.20	60% of district
Project Size16%	8/10	3/10	+0.80	67% of district
MRT Proximity13%	7/10	7.5/10	−0.06	23% of district
Rental Yield10%	4/10	5/10	−0.10	27% of district
Tenure10%	8/10	10/10	−0.20	11% of district
Future Transformation6%	3/10	4/10	−0.06	4% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Minton and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

The Minton Prices

By unit type at The Minton

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom700 sq ft	700 sq ft	$895,000 to $1.02M	$1,423 psf	6
2-bedroom1,087 sq ft	1,087 sq ft	$1.50M to $2.00M	$1,583 psf	12
3-bedroom1,329 sq ft	1,329 sq ft	$2.08M to $2.45M	$1,734 psf	12

Past transactions at The Minton

Unit

30 resales, Nov 2025 to Oct 2026 · median $1,608 psf · $895,000 to $2,450,000 · all 30 sold at a profit

								Sale
25 Sep 2026	10C Hougang Street 11	4	#04-44441BR · Blk 10C	1BR	624	$1,434	$895,000	Resale
15 Sep 2026	12B Hougang Street 11	6	#06-61613BR · Blk 12B	3BR	1,335	$1,782	$2,378,000	Resale
24 Aug 2026	10D Hougang Street 11	14	#14-48481BR · Blk 10D	1BR	700	$1,351	$945,000	Resale
11 Aug 2026	12B Hougang Street 11	5	#05-63633BR · Blk 12B	3BR	1,324	$1,749	$2,315,000	Resale
5 Aug 2026	10 Hougang Street 11	13	#13-31313BR · Blk 10	3BR	1,216	$1,759	$2,140,000	Resale
3 Aug 2026	2 Hougang Street 11	7	#07-03032BR · Blk 2	2BR	980	$1,593	$1,560,000	Resale
30 Jul 2026	8 Hougang Street 11	2	#02-24243BR · Blk 8	3BR	1,453	$1,492	$2,168,000	Resale
1 Jul 2026	12A Hougang Street 11	9	#09-60602BR · Blk 12A	2BR	1,087	$1,656	$1,800,000	Resale
19 Jun 2026	6A Hougang Street 11	9	#09-16162BR · Blk 6A	2BR	1,109	$1,624	$1,800,000	Resale
19 Jun 2026	10D Hougang Street 11	7	#07-51511BR · Blk 10D	1BR	700	$1,329	$930,000	Resale

Median PSF by month

The MintonD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	5	$1,486 psf	$1,614 psf
Dec 2025	1	—	$1,637 psf
Jan 2026	3	$1,555 psf	$1,627 psf
Feb 2026	—	—	$1,597 psf
Mar 2026	2	$1,608 psf	$1,652 psf
Apr 2026	7	$1,710 psf	$1,646 psf
May 2026	—	—	$1,599 psf
Jun 2026	4	$1,624 psf	$1,640 psf
Jul 2026	2	$1,574 psf	$1,674 psf
Aug 2026	4	$1,671 psf	$1,642 psf
Sep 2026	2	$1,608 psf	$1,612 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +4.3% a year, ranked 31 of 78 in D19 and 171 of 715 condos. See the most profitable condos in D19 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

The Minton Rent

Median rent a month: $4,050 to $7,000
Gross yield: 2.9% to 3.0%
Rental contracts: 110

Unit type	Median rent	Most rents	Gross yield	LetsContracts
2-bedroom	$4,050	$3,900 to $4,300	2.9%	72
3-bedroom	$5,500	$5,150 to $5,600	3.0%	31
4-bedroom	$7,000	$6,050 to $7,500	—	7

Rental contracts at The Minton

144 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $2,500 to $10,000

Month	Type	Size	Rent a month
Aug 2026	2BR	900 to 1,000 sq ft	$3,800
Aug 2026	2BR	900 to 1,000 sq ft	$3,800
Aug 2026	2BR	900 to 1,000 sq ft	$3,800
Aug 2026	2BR	900 to 1,000 sq ft	$4,000
Aug 2026	2BR	1,100 to 1,200 sq ft	$4,300
Aug 2026	3BR	1,200 to 1,300 sq ft	$5,200
Aug 2026	3BR	1,200 to 1,300 sq ft	$5,300
Aug 2026	3BR	1,400 to 1,500 sq ft	$6,100
Aug 2026	3BR	1,400 to 1,500 sq ft	$6,200
Aug 2026	4BR	1,900 to 2,000 sq ft	$8,000

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 Minton By stack

Highest, stack 31: $1,759 psf
Lowest, stack 15: $1,200 psf
Stacks with 2+ resales: 63

Stack	Median PSF	Size	Sold on	Sales
01	$1,653 psf	1,485 sq ft	Levels 8 to 15	2
02	$1,397 psf	980 sq ft	Levels 6 to 14	5
03	$1,418 psf	980 sq ft	Levels 1 to 14	6
04	$1,470 psf	980 sq ft	Levels 3 to 13	5
05	$1,407 psf	990 sq ft	Levels 6 to 13	4
06	$1,677 psf	1,216 sq ft	Levels 3 to 12	4
07	$1,373 psf	1,453 sq ft	Levels 1 to 11	4
08	$1,506 psf	980 sq ft	Levels 9 to 12	4

Show the other 55 stacks

Stack	Median PSF	Size	Sold on	Sales
09	$1,624 psf	1,216 sq ft	Levels 11 to 14	3
11	$1,256 psf	980 sq ft	Levels 6 to 14	5
12	$1,462 psf	1,453 sq ft	Levels 2 to 13	2
14	$1,398 psf	1,216 sq ft	Levels 6 to 13	5
15	$1,200 psf	1,109 sq ft	Levels 6 to 10	3
16	$1,416 psf	1,109 sq ft	Levels 4 to 9	3
18	$1,562 psf	1,216 sq ft	Levels 6 to 10	3
21	$1,533 psf	1,216 sq ft	Levels 7 to 13	2
24	$1,492 psf	1,453 sq ft	Levels 2 to 12	3
25	$1,396 psf	980 sq ft	Levels 2 to 14	4
26	$1,449 psf	980 sq ft	Levels 1 to 14	5
27	$1,437 psf	980 sq ft	Levels 3 to 10	5
28	$1,368 psf	980 sq ft	Levels 5 to 13	7
30	$1,577 psf	1,496 sq ft	Levels 11 to 13	2
31	$1,759 psf	1,216 sq ft	Levels 8 to 13	3
32	$1,546 psf	1,216 sq ft	Levels 3 to 9	3
34	$1,440 psf	1,496 sq ft	Levels 11 to 14	2
36	$1,499 psf	1,658 sq ft	Levels 3 to 4	2
37	$1,473 psf	1,755 sq ft	Levels 9 to 13	2
38	$1,428 psf	1,755 sq ft	Levels 5 to 9	2
39	$1,436 psf	1,658 sq ft	Levels 3 to 9	3
40	$1,470 psf	1,755 sq ft	Levels 1 to 14	3
41	$1,439 psf	937 sq ft	Levels 9 to 15	4
42	$1,462 psf	560 sq ft	Levels 2 to 12	4
43	$1,466 psf	614 sq ft	Levels 11 to 15	4
44	$1,438 psf	624 sq ft	Levels 4 to 7	4
45	$1,366 psf	549 sq ft	Levels 3 to 15	9
46	$1,327 psf	937 sq ft	Levels 2 to 9	4
47	$1,418 psf	980 sq ft	Levels 5 to 16	5
48	$1,351 psf	700 sq ft	Levels 1 to 17	9
49	$1,330 psf	980 sq ft	Levels 2 to 17	4
50	$1,317 psf	980 sq ft	Levels 7 to 15	2
51	$1,344 psf	700 sq ft	Levels 7 to 10	2
52	$1,452 psf	700 sq ft	Levels 10 to 15	3
53	$1,425 psf	1,109 sq ft	Levels 1 to 11	3
54	$1,490 psf	1,087 sq ft	Levels 1 to 15	6
55	$1,481 psf	1,087 sq ft	Levels 2 to 14	5
56	$1,342 psf	1,109 sq ft	Levels 2 to 17	8
57	$1,490 psf	1,087 sq ft	Levels 5 to 14	9
58	$1,461 psf	1,109 sq ft	Levels 1 to 16	8
59	$1,447 psf	1,109 sq ft	Levels 2 to 16	4
60	$1,453 psf	1,087 sq ft	Levels 5 to 9	3
61	$1,556 psf	1,023 sq ft	Levels 3 to 6	2
62	$1,662 psf	1,324 sq ft	Levels 2 to 16	5
63	$1,698 psf	1,324 sq ft	Levels 5 to 9	2
64	$1,594 psf	1,335 sq ft	Levels 1 to 15	5
65	$1,327 psf	1,781 sq ft	Levels 1 to 11	2
67	$1,693 psf	1,335 sq ft	Levels 6 to 13	3
69	$1,748 psf	1,216 sq ft	Levels 2 to 15	3
70	$1,480 psf	1,216 sq ft	Levels 13 to 17	3
71	$1,595 psf	1,216 sq ft	Levels 7 to 13	4
72	$1,730 psf	1,216 sq ft	Levels 10 to 14	4
73	$1,378 psf	980 sq ft	Levels 2 to 15	3
74	$1,331 psf	1,109 sq ft	Levels 1 to 14	2
76	$1,424 psf	980 sq ft	Levels 1 to 13	6

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

The Minton Notes

How these numbers are worked out

Grade S places The Minton 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: $1,608 psf at The Minton against $1,635 psf across District 19, 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 $1,537 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 (11 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 30 resale caveats at The Minton ranged from $1,279 psf to $1,815 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2013, 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 Serangoon MRT (NE12 / CC13), 790 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 Minton for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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The Minton Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 80 years
Completed: 2013
Total units: 1,145

The Minton Nearby

MRT and LRT (5)

Serangoon (NE12 / CC13)790 m
Kovan (NE13)800 m
Bartley (CC12)910 m
Woodleigh (NE11)1.7 km
Lorong Chuan (CC14)1.8 km

Primary schools within 1 km (3)

Paya Lebar Methodist Girls' School (Primary)Within 1 km (OneMap, all 20 blocks) · 298 Lorong Ah Soo220 m
Maris Stella High SchoolWithin 1 km (OneMap, 8 of 20 blocks) · 25 Mount Vernon Road940 m
Xinghua Primary SchoolWithin 1 km (OneMap, 3 of 20 blocks) · 45 Hougang Avenue 1under 1 km

Bus stops (5)

The MintonLor Ah SooBuses 45, 53, 53M, 62, 113, 113A50 m
Opp The MintonLor Ah SooBuses 45, 45A, 53, 53M, 62, 62A, 113, 113A60 m
Blk 158Hougang St 11Buses 113, 113A100 m
Blk 161Upp Paya Lebar RdBuses 22, 24, 43, 45, 53, 53M, 58, 58A, 70, 70A, 70M, 76, 80, 80A, 113, 113A280 m
Aft Paya Lebar CresUpp Paya Lebar RdBuses 22, 24, 43, 58, 58A, 62, 62A, 70, 70A, 70M, 76, 80, 80A310 m

Secondary schools (5)

Paya Lebar Methodist Girls' School (Secondary)296 Lor Ah Soo310 m
St. Gabriel's Secondary School24 Serangoon Avenue 1790 m
Yuying Secondary School47 Hougang Avenue 11.0 km
Bartley Secondary School10 Jalan Bunga Rampai1.3 km
Zhonghua Secondary School13 Serangoon Avenue 31.4 km

Childcare (5)

Kidskingdom154 Hougang Street 11, #01-196100 m
Tpbc Kindergarten20 Lorong Ah Soo130 m
Pat's Schoolhouse19 Aroozoo Avenue, Paya Lebar Swimming Complex200 m
Bethany Presbyterian Child Development Centre364-A, Upper Paya Lebar Road340 m
Hanis Montessori Kindergarten (Kovan777 Upper Serangoon Road #01-01360 m

Straight-line distances from the nearest block of The Minton, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of The Minton, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

The Minton Similar condos

All 180 in District 19 →

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The Minton Questions

What does The Minton's RPS grade say — and not say — in 2026?

The Minton scores 7.85/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 121st of 2,350 Singapore resale condos and 33rd of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does The Minton score Grade S, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; The Minton scores 7.85, 1.11 points above it. It gains most from Project Size (8/10 against a median of 3, +0.80), Project's Historical Performance (9/10 against a median of 7, +0.50) and Primary School Effect (10/10 against a median of 9, +0.20). It gives up most on Tenure (8/10 against a median of 10, −0.20) and Rental Yield (4/10 against a median of 5, −0.10). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at The Minton?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 30 resale transactions at The Minton, at a median of $1,608 psf and a median price of $1.79M (range $1,279 psf to $1,815 psf). The median PSF is up 4.7% on the previous 12 months (Nov 2024 – Oct 2025, $1,537 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at The Minton cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 700 sq ft sold for $895,000 to $1.02M (6 sales), 2-bedroom units of about 1,087 sq ft sold for $1.50M to $2.00M (12 sales) and 3-bedroom units of about 1,329 sq ft sold for $2.08M to $2.45M (12 sales) at The Minton. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at The Minton, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 2-bedroom units let at a median of $4,050 a month (72 contracts, about 2.9% gross yield), 3-bedroom units let at a median of $5,500 a month (31 contracts, about 3.0% gross yield) and 4-bedroom units let at a median of $7,000 a month (7 contracts) at The Minton, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is The Minton from the nearest MRT station?

The Minton is about 790 m from Serangoon MRT (NE12 / CC13), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does The Minton compare with The Gazania?

The Gazania is the project scored next to The Minton on the District 19 ranking: 7.87 (Grade S) against The Minton's 7.85 (Grade S). The Minton scores higher on Project's Historical Performance (9 vs 6); The Gazania scores higher on MRT Proximity (10 vs 7) and Rental Yield (6 vs 4).

Which primary schools are within 1km of The Minton?

3 primary schools are within 1km of The Minton on OneMap's School Query, measured from the development's nearest block: Paya Lebar Methodist Girls' School (Primary), Maris Stella High School (Primary), Xinghua Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. The Minton scores 10/10 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 Minton, and how big is the project?

The Minton is 99-year leasehold, was completed in 2013 and has 1,145 units. 99YR tenure — about 80 years remaining — no near-term decay concern. 1145 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.