RPS · Resale Project Scorecard
The Promenade @ Pelikat — Grade B
RPS score 5.99/10 · D19 · Hougang, Punggol, Sengkang · 34 units · scored across 7 weighted factors — methodology published.
FH · Oxley Vibes Pte Ltd · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +1.11% — near-median performance within its 2016-era cohort (45th percentile).
2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.41km). Strong school proximity — a genuine advantage for young families.
34 units — very small project; niche product with thin resale market.
0.62km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 3.62% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.87km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Xinghua Primary School, PAYA Lebar Methodist Girls' School (Primary).
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The verdict· Scores updated September 2026
The Promenade @ Pelikat scores 5.99 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1101st of 2,357 resale condos scored in Singapore and 117th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Promenade @ Pelikat
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,290 psf, median price $1.23M. Median PSF is down 15.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,532 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,169 psf | $1.07M |
| Apr–Jun 2026 | 5 | $1,327 psf | $1.23M |
| Jul–Sep 2026 | 1 | $1,290 psf | $1.25M |
| 12-month total | 7 | $1,290 psf | $1.23M |
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 Promenade @ Pelikat: frequently asked questions
Answers generated from the scorecard data — RPS rank 1101st of 2,357, scores updated September 2026.
- Is The Promenade @ Pelikat a good buy in 2026?
- The Promenade @ Pelikat scores 5.99/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1101st of 2,357 Singapore resale condos and 117th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: 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 Promenade @ Pelikat?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at The Promenade @ Pelikat, at a median of $1,290 psf and a median price of $1.23M (range $1,142 psf to $1,548 psf). The median PSF is down 15.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,532 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Promenade @ Pelikat from the nearest MRT station?
- The Promenade @ Pelikat is about 620m from Kovan MRT (NE13), 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 Promenade @ Pelikat compare with Crystal De Azure?
- Crystal De Azure is the project scored next to The Promenade @ Pelikat on the District 19 ranking: 6.06 (Grade B) against The Promenade @ Pelikat's 5.99 (Grade B). The Promenade @ Pelikat scores higher on Future Transformation (6 vs 3) and Rental Yield (6 vs 4); Crystal De Azure scores higher on Primary School Effect (7 vs 9) and MRT Proximity (7 vs 9).
- Which primary schools are within 1km of The Promenade @ Pelikat?
- 2 primary schools are within 1km of The Promenade @ Pelikat: Xinghua Primary School, PAYA Lebar Methodist Girls' School (Primary). 2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.41km). Strong school proximity — a genuine advantage for young families. The Promenade @ Pelikat scores 7/10 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 Promenade @ Pelikat, and how big is the project?
- The Promenade @ Pelikat is freehold, completed in 2016, has 34 units, developed by Oxley Vibes Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 34 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 Promenade @ Pelikat in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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