RPS · Resale Project Scorecard
Golden Heights — Grade A
RPS score 6.96/10 · D19 · Hougang, Punggol, Sengkang · 53 units · scored across 7 weighted factors — methodology published.
FH · LANDMARK INVESTMENTS PTE LTD · TOP 2003
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.41% — near-median performance within its 2003-era cohort (67th percentile).
3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children.
53 units — very small project; niche product with thin resale market.
300m from Lorong Chuan Mrt Stn (CC14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.09% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 2.47km, 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.
The verdict· Scores updated September 2026
Golden Heights scores 6.96 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 372nd of 2,357 resale condos scored in Singapore and 66th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Golden Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,526 psf, median price $2.50M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,331 psf | $2.88M |
| Apr–Jun 2026 | 1 | $1,721 psf | $2.13M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,526 psf | $2.50M |
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.
Golden Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 372nd of 2,357, scores updated September 2026.
- Is Golden Heights a good buy in 2026?
- Golden Heights scores 6.96/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 372nd of 2,357 Singapore resale condos and 66th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, project size. 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 Golden Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Golden Heights, at a median of $1,526 psf and a median price of $2.50M (range $1,331 psf to $1,721 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Golden Heights from the nearest MRT station?
- Golden Heights is about 300m 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 Golden Heights compare with Cherryhill?
- Cherryhill is the project scored next to Golden Heights on the District 19 ranking: 6.98 (Grade A) against Golden Heights's 6.96 (Grade A). Golden Heights scores higher on Rental Yield (4 vs 2) and MRT Proximity (9 vs 8); Cherryhill scores higher on Project Size (3 vs 5).
- Which primary schools are within 1km of Golden Heights?
- 3 primary schools are within 1km of Golden Heights: Yangzheng Primary School, ST. Gabriel's Primary School, CHIJ OUR LADY OF GOOD Counsel. 3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children. Golden Heights 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 Golden Heights, and how big is the project?
- Golden Heights is freehold, completed in 2003, has 53 units, developed by LANDMARK INVESTMENTS PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 53 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 Golden Heights 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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