RPS · Resale Project Scorecard
Aspen Heights — Grade A
RPS score 6.52/10 · D09 · Orchard, River Valley · 606 units · scored across 7 weighted factors — methodology published.
999YR · Bukit Sembawang Estates · TOP 1998
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.95% — below-median performance vs same-vintage peers (34th percentile of 1998-era cohort).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality.
606 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.44km from Fort Canning Mrt Stn (DT20) — short walk to MRT, good transport convenience.
Rental yield of 2.51% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.08km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
RPSResale Project Scorecard
Scored either side of Aspen Heights in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.