Resale Project Scorecard
The Poiz Residences
D13 · MacPherson, Potong Pasir · 99-year leasehold · completed 2018 · 731 units
Grade S, 8.15 out of 10, the 6th highest score among 44 resale condos in District 13.
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
- 87 yrs
- Resales, 12 months to Oct 2026
- 32
- To Potong Pasir MRT
- 40 m
Background: MacPherson, Potong Pasir, not this condo. Photo credits
The Poiz Residences Score
- S
- Grade
- Score out of 10
- 8.15
- Highest score among 44 resale condos in District 13
- 6th
Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +3.85% — top-quartile performance within its 2018-era cohort (77th percentile).
The district median is 7/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: St Andrew's School (Junior) at 0.12km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- St Andrew's School (Junior)
- Cedar Primary School
- Bendemeer 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%10/10
731 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%10/10
40 m from Potong Pasir MRT (NE10) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%8/10
Rental yield of 4.04% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 87 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.33km, 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 Poiz Residences scores 8.15
The Poiz Residences scores 8.15 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 76th of 2,350 resale condos scored in Singapore and 6th of 44 in District 13 (MacPherson, Potong Pasir). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (1/10).
| Factor | This condoThe Poiz Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 65% of district |
| Primary School Effect20% | 8/10 | 8/10 | ±0.00 | 26% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 95% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 58% of district |
| Rental Yield10% | 8/10 | 5/10 | +0.30 | 91% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 0% of district |
| Future Transformation6% | 1/10 | 2/10 | −0.06 | 14% of district |
Medians are across the 44 scored resale projects in District 13 (MacPherson, Potong Pasir). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Poiz Residences and a median-profile project (6.62). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Poiz Residences Prices
By unit type at The Poiz Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom431 sq ft | 431 sq ft | $810,000 to $1.15M | $1,953 psf | 18 |
| 2-bedroom667 sq ft | 667 sq ft | $1.25M to $1.71M | $2,197 psf | 6 |
| 3-bedroom840 sq ft | 840 sq ft | $1.87M to $2.67M | $2,308 psf | 6 |
| 4-bedroom1,485 sq ft | 1,485 sq ft | $3.38M | $2,275 psf | 2 |
Past transactions at The Poiz Residences
32 resales, Nov 2025 to Oct 2026 · median $2,005 psf · $810,000 to $3,450,000 · all 32 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Sep 2026 | 12 Meyappa Chettiar Road | 16 | #16-38381BR · Blk 12 | 1BR | 420 | $1,953 | $820,000 | Resale |
| 16 Sep 2026 | 12 Meyappa Chettiar Road | 14 | #14-33331BR · Blk 12 | 1BR | 527 | $2,000 | $1,055,000 | Resale |
| 12 Aug 2026 | 10 Meyappa Chettiar Road | 4 | #04-19193BR · Blk 10 | 3BR | 840 | $2,227 | $1,870,000 | Resale |
| 31 Jul 2026 | 10 Meyappa Chettiar Road | 11 | #11-20203BR · Blk 10 | 3BR | 840 | $2,293 | $1,925,000 | Resale |
| 28 Jul 2026 | 12 Meyappa Chettiar Road | 17 | #17-36362BR · Blk 12 | 2BR | 754 | $2,269 | $1,710,000 | Resale |
| 24 Jul 2026 | 12 Meyappa Chettiar Road | 14 | #14-47471BR · Blk 12 | 1BR | 420 | $1,930 | $810,000 | Resale |
| 13 Jul 2026 | 10 Meyappa Chettiar Road | 16 | #16-21212BR · Blk 10 | 2BR | 581 | $2,151 | $1,250,000 | Resale |
| 9 Jul 2026 | 12 Meyappa Chettiar Road | 11 | #11-51511BR · Blk 12 | 1BR | 538 | $2,137 | $1,150,000 | Resale |
| 19 Jun 2026 | 10 Meyappa Chettiar Road | 10 | #10-27271BR · Blk 10 | 1BR | 441 | $1,994 | $880,000 | Resale |
| 8 Jun 2026 | 4 Meyappa Chettiar Road | 8 | #08-07073BR · Blk 4 | 3BR | 1,109 | $2,390 | $2,650,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D13 |
|---|---|---|---|
| Nov 2025 | 1 | — | $2,047 psf |
| Dec 2025 | 3 | $2,255 psf | $1,981 psf |
| Jan 2026 | 1 | — | $2,018 psf |
| Feb 2026 | 5 | $1,953 psf | $2,036 psf |
| Mar 2026 | 3 | $1,953 psf | $2,011 psf |
| Apr 2026 | 3 | $2,256 psf | $2,061 psf |
| May 2026 | 6 | $2,081 psf | $2,009 psf |
| Jun 2026 | 2 | $2,192 psf | $2,077 psf |
| Jul 2026 | 5 | $2,151 psf | $2,021 psf |
| Aug 2026 | 1 | — | $1,996 psf |
| Sep 2026 | 2 | $1,977 psf | $2,101 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.7% a year, ranked 7 of 14 in D13 and 296 of 715 condos. See the most profitable condos in D13 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Poiz Residences Rent
- Median rent a month
- $3,200 to $7,980
- Gross yield
- 2.8% to 4.6%
- Rental contracts
- 246
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,200 | $3,050 to $3,350 | 4.6% | 161 |
| 2-bedroom | $4,200 | $3,800 to $4,500 | 3.4% | 38 |
| 3-bedroom | $6,000 | $5,200 to $7,150 | 3.6% | 41 |
| 4-bedroom | $7,980 | $7,650 to $8,530 | 2.8% | 6 |
Rental contracts at The Poiz Residences
246 contracts, Sep 2025 to Aug 2026 · median $3,400 a month · $2,700 to $9,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,030 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,050 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
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 Poiz Residences By stack
- Highest, stack 13
- $2,196 psf
- Lowest, stack 15
- $1,774 psf
- Stacks with 2+ resales
- 39
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,954 psf | 1,152 sq ft | Levels 7 to 18 | 3 |
| 03 | $2,044 psf | 969 sq ft | Levels 5 to 17 | 4 |
| 04 | $2,187 psf | 937 sq ft | Levels 4 to 15 | 2 |
| 06 | $1,915 psf | 829 sq ft | Levels 11 to 18 | 4 |
| 07 | $1,897 psf | 1,367 sq ft | Levels 8 to 18 | 2 |
| 09 | $1,828 psf | 1,184 sq ft | Levels 6 to 11 | 2 |
| 13 | $2,196 psf | 1,184 sq ft | Levels 5 to 18 | 5 |
| 15 | $1,774 psf | 1,206 sq ft | Levels 5 to 17 | 4 |
Show the other 31 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 17 | $2,096 psf | 484 sq ft | Levels 10 to 16 | 2 |
| 19 | $2,150 psf | 840 sq ft | Levels 4 to 11 | 6 |
| 20 | $1,918 psf | 840 sq ft | Levels 5 to 18 | 6 |
| 21 | $1,940 psf | 581 sq ft | Levels 10 to 18 | 4 |
| 22 | $2,047 psf | 581 sq ft | Levels 5 to 18 | 5 |
| 23 | $1,929 psf | 441 sq ft | Levels 13 to 14 | 2 |
| 24 | $1,864 psf | 441 sq ft | Levels 4 to 17 | 8 |
| 25 | $2,027 psf | 581 sq ft | Levels 4 to 15 | 6 |
| 26 | $2,061 psf | 581 sq ft | Levels 4 to 15 | 6 |
| 27 | $1,779 psf | 441 sq ft | Levels 4 to 18 | 10 |
| 28 | $2,090 psf | 840 sq ft | Levels 4 to 14 | 6 |
| 29 | $2,174 psf | 775 sq ft | Levels 7 to 13 | 2 |
| 30 | $1,849 psf | 527 sq ft | Levels 4 to 13 | 4 |
| 31 | $1,919 psf | 538 sq ft | Levels 5 to 13 | 4 |
| 32 | $2,057 psf | 527 sq ft | Levels 9 to 11 | 2 |
| 33 | $2,000 psf | 527 sq ft | Levels 6 to 16 | 5 |
| 34 | $1,942 psf | 538 sq ft | Levels 9 to 18 | 5 |
| 35 | $1,826 psf | 538 sq ft | Levels 12 to 18 | 4 |
| 36 | $1,792 psf | 754 sq ft | Levels 5 to 17 | 4 |
| 37 | $1,932 psf | 807 sq ft | Levels 5 to 15 | 5 |
| 38 | $1,918 psf | 420 sq ft | Levels 5 to 17 | 6 |
| 41 | $1,888 psf | 420 sq ft | Levels 6 to 13 | 2 |
| 42 | $1,949 psf | 420 sq ft | Levels 6 to 18 | 5 |
| 43 | $1,996 psf | 420 sq ft | Levels 7 to 16 | 7 |
| 45 | $1,953 psf | 420 sq ft | Levels 7 to 9 | 3 |
| 46 | $1,798 psf | 420 sq ft | Levels 5 to 14 | 5 |
| 47 | $1,951 psf | 420 sq ft | Levels 5 to 15 | 6 |
| 48 | $1,930 psf | 420 sq ft | Levels 6 to 18 | 8 |
| 49 | $2,143 psf | 807 sq ft | Levels 10 to 12 | 2 |
| 50 | $1,991 psf | 754 sq ft | Levels 8 to 17 | 7 |
| 51 | $1,858 psf | 538 sq ft | Levels 5 to 18 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Poiz Residences Notes
How these numbers are worked out
- Grade S places The Poiz Residences 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: $2,005 psf at The Poiz Residences against $2,030 psf across District 13, 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 $2,108 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 (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 32 resale caveats at The Poiz Residences ranged from $1,562 psf to $2,390 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, 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 Potong Pasir MRT (NE10), 40 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 Poiz Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.