RPS · Resale Project Scorecard
21 Richards — Grade C
RPS score 4.74/10 · D19 · Hougang, Punggol, Sengkang · 31 units · scored across 7 weighted factors — methodology published.
FH · AURUM LAND PTE LTD · TOP 2013
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +0.91% — below-median performance vs same-vintage peers (36th percentile of 2013-era cohort).
Nearest primary school is XINMIN PRIMARY SCHOOL at 1.07km — just past the 1km mark. Effective walking distance for some families.
31 units — very small project; niche product with thin resale market.
0.43km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 3.69% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.46km, far enough that the impact on this project is modest.
RPSResale Project Scorecard
Scored either side of 21 Richards in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.