RPS · Resale Project Scorecard
Cherry Gardens — Grade B
RPS score 5.81/10 · D19 · Hougang, Punggol, Sengkang · 48 units · scored across 7 weighted factors — methodology published.
99YR · ONG LYE DEVELOPMENT PTE LTD · TOP 2004
Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.20% — below-median performance vs same-vintage peers (33th percentile of 2004-era cohort).
2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.70km). Exceptional school catchment — strong appeal for families with young children.
48 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 4.08% — strong income return.
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.65km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary).
RPSResale Project Scorecard
Scored either side of Cherry Gardens in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.