RPS · Resale Project Scorecard
Urban Heritage — Grade B
RPS score 5.80/10 · D12 · Balestier, Toa Payoh · 15 units · scored across 7 weighted factors — methodology published.
FH · TIEC HOLDINGS PTE LTD · TOP 2015
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -1.43% — below-median performance vs same-vintage peers (25th percentile of 2015-era cohort).
2 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.48km). Exceptional school catchment — strong appeal for families with young children.
15 units — very small project; niche product with thin resale market.
0.94km from Boon Keng Mrt Stn (NE9) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 4.31% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.97km, far enough that the impact on this project is modest.
Primary schools within 1km: HONG WEN School, ST. Joseph's Institution Junior.
The verdict· Scores updated September 2026
Urban Heritage scores 5.80 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1271st of 2,357 resale condos scored in Singapore and 83rd of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Urban Heritage
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,394 psf, median price $690,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,394 psf | $690,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,394 psf | $690,000 |
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.
Urban Heritage: frequently asked questions
Answers generated from the scorecard data — RPS rank 1271st of 2,357, scores updated September 2026.
- Is Urban Heritage a good buy in 2026?
- Urban Heritage scores 5.80/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1271st of 2,357 Singapore resale condos and 83rd of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, 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 Urban Heritage?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Urban Heritage, at a median of $1,394 psf and a median price of $690,000. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Urban Heritage from the nearest MRT station?
- Urban Heritage is about 940m from Boon Keng MRT (NE9), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Urban Heritage compare with Boon Teck Towers?
- Boon Teck Towers is the project scored next to Urban Heritage on the District 12 ranking: 5.82 (Grade B) against Urban Heritage's 5.80 (Grade B). Urban Heritage scores higher on Rental Yield (8 vs 2); Boon Teck Towers scores higher on Project's Historical Performance (3 vs 5) and MRT Proximity (6 vs 7).
- Which primary schools are within 1km of Urban Heritage?
- 2 primary schools are within 1km of Urban Heritage: HONG WEN School, ST. Joseph's Institution Junior. 2 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.48km). Exceptional school catchment — strong appeal for families with young children. Urban Heritage scores 9/10 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 Urban Heritage, and how big is the project?
- Urban Heritage is freehold, completed in 2015, has 15 units, developed by TIEC HOLDINGS PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 15 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 Urban Heritage in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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