RPS · Resale Project Scorecard
Vibes @ Upper Serangoon — Grade B
RPS score 6.41/10 · D19 · Hougang, Punggol, Sengkang · 60 units · scored across 7 weighted factors — methodology published.
FH · OXLEY GLOBAL PTE LTD · TOP 2016
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +0.93% — near-median performance within its 2016-era cohort (41th percentile).
2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children.
60 units — very small project; niche product with thin resale market.
0.60km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 3.82% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.50km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary).
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The verdict· Scores updated September 2026
Vibes @ Upper Serangoon scores 6.41 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 727th of 2,357 resale condos scored in Singapore and 99th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Vibes @ Upper Serangoon
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,699 psf, median price $760,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,699 psf | $750,000 |
| Apr–Jun 2026 | 3 | $1,699 psf | $760,000 |
| Jul–Sep 2026 | 1 | $1,161 psf | $1.00M |
| 12-month total | 5 | $1,699 psf | $760,000 |
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.
Vibes @ Upper Serangoon: frequently asked questions
Answers generated from the scorecard data — RPS rank 727th of 2,357, scores updated September 2026.
- Is Vibes @ Upper Serangoon a good buy in 2026?
- Vibes @ Upper Serangoon scores 6.41/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 727th of 2,357 Singapore resale condos and 99th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation. 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 Vibes @ Upper Serangoon?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Vibes @ Upper Serangoon, at a median of $1,699 psf and a median price of $760,000 (range $1,161 psf to $1,722 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Vibes @ Upper Serangoon from the nearest MRT station?
- Vibes @ Upper Serangoon is about 600m from Serangoon MRT (NE12), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Vibes @ Upper Serangoon compare with 57 @ Kovan?
- 57 @ Kovan is the project scored next to Vibes @ Upper Serangoon on the District 19 ranking: 6.42 (Grade B) against Vibes @ Upper Serangoon's 6.41 (Grade B). Vibes @ Upper Serangoon scores higher on Rental Yield (7 vs 3) and Primary School Effect (9 vs 7); 57 @ Kovan scores higher on Project's Historical Performance (5 vs 8) and Future Transformation (2 vs 3).
- Which primary schools are within 1km of Vibes @ Upper Serangoon?
- 2 primary schools are within 1km of Vibes @ Upper Serangoon: Yangzheng Primary School, Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children. Vibes @ Upper Serangoon 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 Vibes @ Upper Serangoon, and how big is the project?
- Vibes @ Upper Serangoon is freehold, completed in 2016, has 60 units, developed by OXLEY GLOBAL PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 60 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 Vibes @ Upper Serangoon in Hougang, Punggol, Sengkang
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