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TRIBE
DGrade

Resale Project Scorecard

Toho Green

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 1993 · 6 units

Grade D, 4.18 out of 10, the 176th 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
51 yrs
To Kovan MRT
1.3 km

Background: Hougang, Punggol, Sengkang, not this condo. Photo credits

Toho Green Score

D
Grade
Score out of 10
4.18
Highest score among 180 resale condos in District 19
176th

Weak project — significant gaps in multiple factors. Standout strengths: capital appreciation. Key weaknesses: project size, schools.

Project's Historical Performance25%8/10

Avg Ann. of +11.16% — top-quartile performance within its 1993-era cohort (77th percentile).

The district median is 7/10.

Primary School Effect20%1/10

School proximity could not be measured — address geocoding incomplete for this development.

The district median is 9/10.

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%3/10

6 units — very small project; niche product with thin resale market.

The district median is 3/10.

MRT Proximity13%4/10

1.25km from Kovan MRT (NE13) — weaker MRT access, likely requires bus or car for most trips.

The district median is 7.5/10.

Rental Yield10%4/10

District rental yield 3.29% used as proxy (project-level rental data unavailable) — above-average yield for the area.

The district median is 5/10.

Tenure10%4/10

99YR tenure — about 51 years remaining; lease decay is starting to impact bank valuations and CPF usage.

The district median is 10/10.

Future Transformation6%3/10

No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.

The district median is 4/10.

Scores updated October 2026.

Why Toho Green scores 4.18

Toho Green scores 4.18 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2267th of 2,350 resale condos scored in Singapore and 176th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (8/10) and MRT Proximity (4/10); its weakest is Primary School Effect (1/10).

FactorThis condoDistrictEffect
Project's Historical Performance25%8/107/10+0.25
Primary School Effect20%1/109/10−1.60
Project Size16%3/103/10±0.00
MRT Proximity13%4/107.5/10−0.45
Rental Yield10%4/105/10−0.10
Tenure10%4/1010/10−0.60
Future Transformation6%3/104/10−0.06

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 Toho Green 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.

Toho Green Notes

How these numbers are worked out
  • Grade D places Toho Green 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.
  • 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.
  • Toho Green has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (8/10) rests on the 10-year record.
  • Historical Performance is a percentile among projects of similar vintage (completed around 1993, 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 Kovan MRT (NE13), 1.3 km 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. Nothing on this page is a valuation or advice on a specific unit.

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