RPS · Resale Project Scorecard
Cherryhill — Grade A
RPS score 6.98/10 · D19 · Hougang, Punggol, Sengkang · 163 units · scored across 7 weighted factors — methodology published.
FH · WingTai Holdings · TOP 1994
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.14% — top-quartile performance within its 1994-era cohort (70th percentile).
3 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.74km). Exceptional school catchment — strong appeal for families with young children.
163 units — boutique development. Lower transaction frequency and limited shared facilities.
0.47km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 2.47% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.73km, 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), Yangzheng Primary School.
The verdict· Scores updated September 2026
Cherryhill scores 6.98 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 357th of 2,357 resale condos scored in Singapore and 65th 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). Strong project with clear strengths. 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 Cherryhill
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,683 psf, median price $1.98M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,617 psf | $2.35M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,749 psf | $1.60M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,683 psf | $1.98M |
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.
Cherryhill: frequently asked questions
Answers generated from the scorecard data — RPS rank 357th of 2,357, scores updated September 2026.
- Is Cherryhill a good buy in 2026?
- Cherryhill scores 6.98/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 357th of 2,357 Singapore resale condos and 65th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. 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 Cherryhill?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Cherryhill, at a median of $1,683 psf and a median price of $1.98M (range $1,617 psf to $1,749 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Cherryhill from the nearest MRT station?
- Cherryhill is about 470m 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 Cherryhill compare with Cardiff Residence?
- Cardiff Residence is the project scored next to Cherryhill on the District 19 ranking: 7.04 (Grade A) against Cherryhill's 6.98 (Grade A). Cherryhill scores higher on Tenure (10 vs 8) and Project's Historical Performance (7 vs 6); Cardiff Residence scores higher on Rental Yield (2 vs 7).
- Which primary schools are within 1km of Cherryhill?
- 3 primary schools are within 1km of Cherryhill: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary), Yangzheng Primary School. 3 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.74km). Exceptional school catchment — strong appeal for families with young children. Cherryhill 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 Cherryhill, and how big is the project?
- Cherryhill is freehold, completed in 1994, has 163 units, developed by WingTai Holdings. Freehold tenure — no lease decay concerns, preserves long-term value. 163 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Cherryhill 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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