Resale Project Scorecard
Trilive
D19 · Hougang, Punggol, Sengkang · freehold · completed 2018 · 222 units
Grade A, 6.74 out of 10, the 85th 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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 12
- To Kovan MRT
- 690 m
Artist's impression: RH Tampines Pte Ltd
Trilive Score
- A
- Grade
- Score out of 10
- 6.74
- Highest score among 180 resale condos in District 19
- 85th
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%4/10
Avg Ann. of +1.03% — below-median performance vs same-vintage peers (33rd percentile of 2018-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
2 primary schools within 1km (nearest: Xinghua Primary School at 0.32km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Xinghua Primary School
- Holy Innocents' 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%8/10
222 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%7/10
690 m from Kovan MRT (NE13) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%3/10
Rental yield of 2.84% — 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 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.01km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Trilive scores 6.74
Trilive scores 6.74 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 559th of 2,350 resale condos scored in Singapore and 85th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10).
| Factor | This condoTrilive | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 8% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 7/10 | 7.5/10 | −0.06 | 23% of district |
| Rental Yield10% | 3/10 | 5/10 | −0.20 | 9% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% of district |
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 Trilive 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.
Trilive Prices
By unit type at Trilive
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom624 sq ft | 624 sq ft | $962,000 to $1.20M | $1,890 psf | 7 |
| 3-bedroom904 sq ft | 904 sq ft | $1.54M to $1.58M | $1,742 psf | 3 |
| 4-bedroom1,163 sq ft | 1,163 sq ft | $2.25M | $1,935 psf | 2 |
Past transactions at Trilive
12 resales, Nov 2025 to Oct 2026 · median $1,874 psf · $962,000 to $2,250,000 · 11 of 12 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 23 Sep 2026 | 115 Tampines Road | 15 | #15-13132BR · Blk 115 | 2BR | 624 | $1,922 | $1,200,000 | Resale |
| 2 Sep 2026 | 115 Tampines Road | 6 | #06-13132BR · Blk 115 | 2BR | 624 | $1,858 | $1,160,000 | Resale |
| 28 Aug 2026 | 111 Tampines Road | 13 | #13-01013BR · Blk 111 | 3BR | 883 | $1,790 | $1,580,000 | Resale |
| 27 Aug 2026 | 115 Tampines Road | 7 | #07-11112BR · Blk 115 | 2BR | 646 | $1,839 | $1,188,000 | Resale |
| 31 Jul 2026 | 115 Tampines Road | 13 | #13-13132BR · Blk 115 | 2BR | 624 | $1,906 | $1,190,000 | Resale |
| 17 Jul 2026 | 113 Tampines Road | 10 | #10-07074BR · Blk 113 | 4BR | 1,163 | $1,935 | $2,250,000 | Resale |
| 1 Jul 2026 | 113 Tampines Road | 8 | #08-05052BR · Blk 113 | 2BR | 614 | $1,907 | $1,170,000 | Resale |
| 29 Jun 2026 | 115 Tampines Road | 10 | #10-12123BR · Blk 115 | 3BR | 904 | $1,742 | $1,575,000 | Resale |
| 26 Jun 2026 | 115 Tampines Road | 16 | #16-09093BR · Blk 115 | 3BR | 904 | $1,703 | $1,540,000 | Resale |
| 30 Apr 2026 | 115 Tampines Road | 17 | #17-13132BR · Blk 115 | 2BR | 624 | $1,890 | $1,180,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | — | — | $1,614 psf |
| Dec 2025 | — | — | $1,637 psf |
| Jan 2026 | — | — | $1,627 psf |
| Feb 2026 | 1 | — | $1,597 psf |
| Mar 2026 | 1 | — | $1,652 psf |
| Apr 2026 | 1 | — | $1,646 psf |
| May 2026 | — | — | $1,599 psf |
| Jun 2026 | 2 | $1,723 psf | $1,640 psf |
| Jul 2026 | 3 | $1,907 psf | $1,674 psf |
| Aug 2026 | 2 | $1,815 psf | $1,642 psf |
| Sep 2026 | 2 | $1,890 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +1.4% a year, ranked 72 of 78 in D19 and 610 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Trilive Rent
- Median rent a month
- $3,200 to $3,300
- Gross yield
- 2.5% to 3.3%
- Rental contracts
- 36
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,200 | $3,000 to $3,300 | 3.3% | 29 |
| 3-bedroom | $3,300 | $3,100 to $3,630 | 2.5% | 7 |
Rental contracts at Trilive
37 contracts, Sep 2025 to Aug 2026 · median $3,200 a month · $2,000 to $3,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,750 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $2,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,000 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,200 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,500 |
| Jul 2026 | 2BR | 500 to 600 sq ft | $3,000 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $3,750 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $2,000 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $3,200 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $3,400 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Trilive By stack
- Highest, stack 13
- $1,849 psf
- Lowest, stack 02
- $1,678 psf
- Stacks with 2+ resales
- 13
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,813 psf | 883 sq ft | Levels 3 to 13 | 4 |
| 02 | $1,678 psf | 1,163 sq ft | Levels 4 to 14 | 4 |
| 03 | $1,767 psf | 904 sq ft | Levels 4 to 12 | 4 |
| 04 | $1,695 psf | 614 sq ft | Levels 5 to 7 | 2 |
| 06 | $1,725 psf | 904 sq ft | Levels 7 to 13 | 3 |
| 07 | $1,828 psf | 1,163 sq ft | Levels 7 to 10 | 2 |
| 09 | $1,703 psf | 904 sq ft | Levels 9 to 16 | 3 |
| 11 | $1,798 psf | 646 sq ft | Levels 7 to 9 | 2 |
Show the other 5 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 12 | $1,756 psf | 904 sq ft | Levels 8 to 10 | 2 |
| 13 | $1,849 psf | 624 sq ft | Levels 4 to 18 | 10 |
| 14 | $1,774 psf | 549 sq ft | Levels 1 to 14 | 4 |
| 15 | $1,741 psf | 549 sq ft | Levels 3 to 16 | 3 |
| 16 | $1,743 psf | 624 sq ft | Levels 2 to 17 | 5 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Trilive Floor plans
12 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom2 plans · 463 sq ft
2-Bedroom6 plans · 549 to 689 sq ft
3-Bedroom3 plans · 883 to 915 sq ft
4-Bedroom1 plan · 1,163 sq ft
Floor plans: RH Tampines Pte Ltd, Trilive e-brochure. Developer's plans, approximate and subject to final survey.
Trilive Site plan
Every block in 3D, with the sun on each home →
Site plan: RH Tampines Pte Ltd. Artist's impression, not to scale and subject to change.
Trilive Notes
How these numbers are worked out
- Grade A places Trilive 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: $1,874 psf at Trilive against $1,635 psf across District 19, 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 $1,801 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 (2 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 12 resale caveats at Trilive ranged from $1,703 psf to $1,935 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 Kovan MRT (NE13), 690 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 Trilive for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.