RPS · Resale Project Scorecard
Amaranda Gardens — Grade S
RPS score 7.58/10 · D19 · Hougang, Punggol, Sengkang · 189 units · scored across 7 weighted factors — methodology published.
FH · SHERWOOD DEVELOPMENT PTE LTD · TOP 2004
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +5.30% — top-quartile performance within its 2004-era cohort (87th percentile).
3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.20km). Exceptional school catchment — strong appeal for families with young children.
189 units — boutique development. Lower transaction frequency and limited shared facilities.
400m from Lorong Chuan Mrt Stn (CC14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.47% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 2.46km, far enough that the impact on this project is modest.
Primary schools within 1km: Yangzheng Primary School, ST. Gabriel's Primary School, CHIJ OUR LADY OF GOOD Counsel.
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The verdict· Scores updated September 2026
Amaranda Gardens scores 7.58 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 152nd of 2,357 resale condos scored in Singapore and 37th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (2/10). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation, total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Amaranda Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $2,247 psf, median price $2.83M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $2,247 psf | $2.83M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $2,247 psf | $2.83M |
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.
Amaranda Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 152nd of 2,357, scores updated September 2026.
- Is Amaranda Gardens a good buy in 2026?
- Amaranda Gardens scores 7.58/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 152nd of 2,357 Singapore resale condos and 37th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation, total returns. 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 Amaranda Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Amaranda Gardens, at a median of $2,247 psf and a median price of $2.83M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Amaranda Gardens from the nearest MRT station?
- Amaranda Gardens is about 400m from Lorong Chuan MRT (CC14), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Amaranda Gardens compare with Affinity @ Serangoon?
- Affinity @ Serangoon is the project scored next to Amaranda Gardens on the District 19 ranking: 7.58 (Grade S) against Amaranda Gardens's 7.58 (Grade S). Amaranda Gardens scores higher on MRT Proximity (9 vs 4) and Project's Historical Performance (9 vs 8); Affinity @ Serangoon scores higher on Rental Yield (2 vs 8) and Project Size (5 vs 8).
- Which primary schools are within 1km of Amaranda Gardens?
- 3 primary schools are within 1km of Amaranda Gardens: Yangzheng Primary School, ST. Gabriel's Primary School, CHIJ OUR LADY OF GOOD Counsel. 3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.20km). Exceptional school catchment — strong appeal for families with young children. Amaranda Gardens scores 10/10 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 Amaranda Gardens, and how big is the project?
- Amaranda Gardens is freehold, completed in 2004, has 189 units, developed by SHERWOOD DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 189 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Hougang & Serangoon, Ranked by the Data
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The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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