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).
The verdict· Scores updated September 2026
8 Eden Grove scores 6.22 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 888th of 2,357 resale condos scored in Singapore and 110th 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 8 Eden Grove
URA REALIS records no resale transactions at 8 Eden Grove in the 12 months to September 2026. The Historical Performance factor (5/10) is scored on 10-year price performance against same-vintage peers instead.
8 Eden Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 888th of 2,357, scores updated September 2026.
- Is 8 Eden Grove a good buy in 2026?
- 8 Eden Grove scores 6.22/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 888th of 2,357 Singapore resale condos and 110th 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 8 Eden Grove?
- URA REALIS records no resale transactions at 8 Eden Grove in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (5/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is 8 Eden Grove from the nearest MRT station?
- 8 Eden Grove is about 570m 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 8 Eden Grove compare with The Waterline?
- The Waterline is the project scored next to 8 Eden Grove on the District 19 ranking: 6.25 (Grade B) against 8 Eden Grove's 6.22 (Grade B). 8 Eden Grove scores higher on MRT Proximity (8 vs 4) and Rental Yield (5 vs 4); The Waterline scores higher on Future Transformation (2 vs 5) and Project Size (3 vs 5).
- Which primary schools are within 1km of 8 Eden Grove?
- 2 primary schools are within 1km of 8 Eden Grove: Yangzheng Primary School, Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.60km). Exceptional school catchment — strong appeal for families with young children. 8 Eden Grove 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 8 Eden Grove, and how big is the project?
- 8 Eden Grove is freehold, completed in 1999, has 41 units, developed by Grove Development Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 41 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 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.
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