RPS · Resale Project Scorecard
Urban Residences — Grade B
RPS score 5.84/10 · D19 · Hougang, Punggol, Sengkang · 47 units · scored across 7 weighted factors — methodology published.
FH · WEE HUR (PAYA LEBAR) PTE LTD · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, 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
- 3/10
Avg Ann. of +0.90% — near-median performance within its 2014-era cohort (40th percentile).
1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.56km away). Adequate but narrow school optionality.
47 units — very small project; niche product with thin resale market.
0.73km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 3.58% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.50km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).
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The verdict· Scores updated September 2026
Urban Residences scores 5.84 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1232nd of 2,357 resale condos scored in Singapore and 124th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Urban Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,538 psf, median price $745,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,538 psf | $745,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,538 psf | $745,000 |
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 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 1232nd of 2,357, scores updated September 2026.
- Is Urban Residences a good buy in 2026?
- Urban Residences scores 5.84/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1232nd of 2,357 Singapore resale condos and 124th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure. 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 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Urban Residences, at a median of $1,538 psf and a median price of $745,000. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Urban Residences from the nearest MRT station?
- Urban Residences is about 730m from Serangoon MRT (NE12), 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 Urban Residences compare with Prestige Point?
- Prestige Point is the project scored next to Urban Residences on the District 19 ranking: 5.84 (Grade B) against Urban Residences's 5.84 (Grade B). Urban Residences scores higher on Rental Yield (6 vs 2); Prestige Point scores higher on Primary School Effect (7 vs 9).
- Which primary schools are within 1km of Urban Residences?
- One primary school is within 1km of Urban Residences: PAYA Lebar Methodist Girls' School (Primary). 1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.56km away). Adequate but narrow school optionality. Urban Residences 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 Urban Residences, and how big is the project?
- Urban Residences is freehold, completed in 2014, has 47 units, developed by WEE HUR (PAYA LEBAR) PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 47 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 Residences 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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