Resale Project Scorecard
Tiong Bahru Estate
D03 · Alexandra, Queenstown · freehold · completed 1998 · 280 units
Grade B, 5.94 out of 10, the 29th 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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Havelock MRT
- 380 m
Background: Alexandra, Queenstown, not this condo. Photo credits
Tiong Bahru Estate Score
- B
- Grade
- Score out of 10
- 5.94
- Highest score among 39 resale condos in District 3
- 29th
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: rental yield, schools.
Project's Historical Performance25%7/10
Avg Ann. of +8.90% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
The district median is 6/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 7/10.
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
280 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%9/10
380 m from Havelock MRT (TE16) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.57% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.15km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Tiong Bahru Estate scores 5.94
Tiong Bahru Estate scores 5.94 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1258th of 2,350 resale condos scored in Singapore and 29th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (1/10).
| Factor | This condoTiong Bahru Estate | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 55% of district |
| Primary School Effect20% | 1/10 | 7/10 | −1.20 | 0% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 34% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Rental Yield10% | 3/10 | 5/10 | −0.20 | 5% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 68% 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 Tiong Bahru Estate 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.
Tiong Bahru Estate Prices
No resale at Tiong Bahru Estate in the 12 months to October 2026.
Past transactions at Tiong Bahru Estate
1 resale, Nov 2021 to Oct 2026
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 10 Feb 2022 | 7 Yong Siak Street | 0 | #00-00— | — | 1,421 | $2,886 | $4,100,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Tiong Bahru Estate Notes
How these numbers are worked out
- Grade B places Tiong Bahru Estate 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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.
- 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, 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 Havelock MRT (TE16), 380 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 Tiong Bahru Estate for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.