RPS · Resale Project Scorecard
8 Eden Grove — Grade B
RPS score 6.22/10 · D19 · Hougang, Punggol, Sengkang · 41 units · scored across 7 weighted factors — methodology published.
FH · Grove Development Pte Ltd · TOP 1999
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
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.13% — near-median performance within its 1999-era cohort (45th percentile).
2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.60km). Exceptional school catchment — strong appeal for families with young children.
41 units — very small project; niche product with thin resale market.
0.57km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 3.40% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.38km, 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).
RPSResale Project Scorecard
Scored either side of 8 Eden Grove in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.