RPS · Resale Project Scorecard
Grand Regalia — Grade A
RPS score 6.77/10 · D19 · Hougang, Punggol, Sengkang · 20 units · scored across 7 weighted factors — methodology published.
FH · WU PIH HWA (MDM) · TOP 2004
Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +6.00% — top-quartile performance within its 2004-era cohort (81th percentile).
2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.95km). Strong school proximity — a genuine advantage for young families.
20 units — very small project; niche product with thin resale market.
0.56km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 2.90% — 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 1.85km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Xinghua Primary School.
RPSResale Project Scorecard
Scored either side of Grand Regalia in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.