Resale Project Scorecard
The Plaza
D07 · Beach Road, Bugis, Rochor · 99-year leasehold · completed 1979 · 234 units
Grade D, 4.42 out of 10, the 18th highest score among 19 resale condos in District 7.
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
- 41 yrs
- Resales, 12 months to Oct 2026
- 4
- To Nicoll Highway MRT
- 290 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Plaza Score
- D
- Grade
- Score out of 10
- 4.42
- Highest score among 19 resale condos in District 7
- 18th
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, project size. Key weaknesses: tenure, schools.
Project's Historical Performance25%3/10
Avg Ann. of +2.19% — below-median performance vs same-vintage peers (26th percentile of 1979-era cohort).
The district median is 5/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 2/10.
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
234 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
290 m from Nicoll Highway MRT (CC5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%7/10
Rental yield of 3.91% — strong income return.
The district median is 5/10.
Tenure10%2/10
99YR tenure — about 41 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.93km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 2/10.
Scores updated October 2026. On the map →
Why The Plaza scores 4.42
The Plaza scores 4.42 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2210th of 2,350 resale condos scored in Singapore and 18th of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are MRT Proximity (9/10) and Project Size (8/10); its weakest is Primary School Effect (1/10).
| Factor | This condoThe Plaza | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 5/10 | −0.50 | 22% of district |
| Primary School Effect20% | 1/10 | 2/10 | −0.20 | 0% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 67% of district |
| MRT Proximity13% | 9/10 | 10/10 | −0.13 | 0% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 61% of district |
| Tenure10% | 2/10 | 8/10 | −0.60 | 0% of district |
| Future Transformation6% | 2/10 | 2/10 | ±0.00 | 0% of district |
Medians are across the 19 scored resale projects in District 7 (Beach Road, Bugis, Rochor). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Plaza and a median-profile project (5.17). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Plaza Prices
By unit type at The Plaza
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom732 sq ft | 732 sq ft | $660,000 to $980,000 | $1,216 psf | 3 |
Past transactions at The Plaza
28 resales, Nov 2021 to Oct 2026 · median $1,262 psf · $660,000 to $1,600,000 · 15 of the 20 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 May 2026 | 7500A Beach Road | 29 | #29-3013011BR | 1BR | 474 | $1,394 | $660,000 | Resale |
| 29 Apr 2026 | 7500A Beach Road | 23 | #23-3103101BR | 1BR | 807 | $1,214 | $980,000 | Resale |
| 2 Apr 2026 | 7500A Beach Road | 24 | #24-3143142BR | 2BR | 829 | $1,176 | $975,000 | Resale |
| 18 Dec 2025 | 7500A Beach Road | 26 | #26-3083081BR | 1BR | 732 | $1,216 | $890,000 | Resale |
| 23 Oct 2025 | 7500A Beach Road | 28 | #28-3183181BR | 1BR | 678 | $1,209 | $820,000 | Resale |
| 18 Sep 2025 | 7500A Beach Road | 30 | #30-3033033BR | 3BR | 1,302 | $1,228 | $1,600,000 | Resale |
| 12 Jun 2025 | 7500A Beach Road | 26 | #26-3113111BR | 1BR | 807 | $1,214 | $980,000 | Resale |
| 6 Feb 2025 | 7500A Beach Road | 23 | #23-3123121BR | 1BR | 732 | $1,213 | $888,000 | Resale |
| 7 Jan 2025 | 7500A Beach Road | 25 | #25-3033031BR | 1BR | 807 | $1,178 | $951,368 | Resale |
| 2 Dec 2024 | 7500A Beach Road | 24 | #24-3173172BR | 2BR | 990 | $1,262 | $1,250,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D7 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,154 psf | $1,688 psf |
| Feb–Apr 2022 | 2 | $1,150 psf | $1,877 psf |
| May–Jul 2022 | 1 | — | $1,971 psf |
| Aug–Oct 2022 | 2 | $1,493 psf | $1,789 psf |
| Nov 2022 – Jan 2023 | — | — | $1,913 psf |
| Feb–Apr 2023 | 1 | — | $1,926 psf |
| May–Jul 2023 | 1 | — | $1,624 psf |
| Aug–Oct 2023 | — | — | $1,932 psf |
| Nov 2023 – Jan 2024 | 3 | $1,334 psf | $1,873 psf |
| Feb–Apr 2024 | 2 | $1,265 psf | $2,103 psf |
| May–Jul 2024 | 2 | $1,458 psf | $2,040 psf |
| Aug–Oct 2024 | 1 | — | $2,018 psf |
| Nov 2024 – Jan 2025 | 2 | $1,220 psf | $1,998 psf |
| Feb–Apr 2025 | 1 | — | $2,099 psf |
| May–Jul 2025 | 1 | — | $2,170 psf |
| Aug–Oct 2025 | 2 | $1,219 psf | $2,182 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,249 psf |
| Feb–Apr 2026 | 2 | $1,195 psf | $2,168 psf |
| May–Jul 2026 | 1 | — | $2,071 psf |
| Aug–Oct 2026 | — | — | $2,041 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +2.2% a year, ranked 5 of 9 in D07 and 525 of 715 condos. See the most profitable condos in D07 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Plaza Rent
- Median rent a month
- $3,300 to $5,480
- Gross yield
- 4.4%
- Rental contracts
- 59
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,300 | $3,030 to $3,600 | 4.4% | 31 |
| 2-bedroom | $3,850 | $3,580 to $4,090 | — | 24 |
| 3-bedroom | $5,480 | — | — | 4 |
Rental contracts at The Plaza
60 contracts, Sep 2025 to Aug 2026 · median $3,600 a month · $2,500 to $7,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,200 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,250 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,000 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $3,000 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,500 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $3,500 |
| Jul 2026 | 1BR | 600 to 700 sq ft | $4,000 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,300 |
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 Plaza By stack
- Highest, stack 306
- $1,466 psf
- Lowest, stack 314
- $1,149 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 301 | $1,447 psf | 474 sq ft | Levels 28 to 29 | 2 |
| 303 | $1,203 psf | 1,055 sq ft | Levels 25 to 30 | 2 |
| 304 | $1,355 psf | 840 sq ft | Levels 24 to 27 | 3 |
| 306 | $1,466 psf | 549 sq ft | Levels 23 to 28 | 3 |
| 310 | $1,263 psf | 807 sq ft | Levels 23 to 26 | 3 |
| 311 | $1,214 psf | 807 sq ft | Levels 26 to 29 | 3 |
| 314 | $1,149 psf | 829 sq ft | Levels 24 to 26 | 2 |
| 317 | $1,262 psf | 990 sq ft | Levels 24 to 27 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Plaza Notes
How these numbers are worked out
- Grade D places The Plaza 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: $1,215 psf at The Plaza against $2,137 psf across District 7, 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 $1,214 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 (5 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 4 resale caveats at The Plaza ranged from $1,176 psf to $1,394 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (3/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1979, 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 Nicoll Highway MRT (CC5), 290 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Plaza for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.