RPS · Resale Project Scorecard
H2O Residences — Grade A
RPS score 7.24/10 · D28 · Seletar, Yio Chu Kang · 521 units · scored across 7 weighted factors — methodology published.
99YR · Ho Bee Land · TOP 2015
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.35% — top-quartile performance within its 2015-era cohort (79th percentile).
4 primary schools within 1km (nearest: SENGKANG GREEN PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children.
521 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.09km from Layar Lrt Stn (SW6) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.11% — below-average income return.
99YR tenure — about 83 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 2.18km, far enough that the impact on this project is modest.
Primary schools within 1km: Sengkang Green Primary School, FERN Green Primary School, Fernvale Primary School, Anchor Green Primary School.
The verdict· Scores updated September 2026
H2O Residences scores 7.24 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 258th of 2,357 resale condos scored in Singapore and 5th of 17 in District 28 (Seletar, Yio Chu Kang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is MRT Proximity (2/10). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, MRT access.
See all 17 scored condos in District 28 (Seletar, Yio Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at H2O Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 12 resale transactions, median $1,505 psf, median price $1.66M. Median PSF is up 3.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,450 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,416 psf | $1.52M |
| Jan–Mar 2026 | 2 | $1,420 psf | $1.33M |
| Apr–Jun 2026 | 6 | $1,551 psf | $1.76M |
| Jul–Sep 2026 | 1 | $1,498 psf | $1.79M |
| 12-month total | 12 | $1,505 psf | $1.66M |
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.
H2O Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 258th of 2,357, scores updated September 2026.
- Is H2O Residences a good buy in 2026?
- H2O Residences scores 7.24/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 258th of 2,357 Singapore resale condos and 5th of 17 in District 28 (Seletar, Yio Chu Kang). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, MRT access. 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 H2O Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 12 resale transactions at H2O Residences, at a median of $1,505 psf and a median price of $1.66M (range $1,261 psf to $1,642 psf). The median PSF is up 3.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,450 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is H2O Residences from the nearest MRT station?
- The nearest rail stop to H2O Residences is Layar LRT (SW6), about 90m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and H2O Residences scores 2/10 on it.
- How does H2O Residences compare with Lush Acres?
- Lush Acres is the project scored next to H2O Residences on the District 28 ranking: 7.50 (Grade S) against H2O Residences's 7.24 (Grade A). H2O Residences scores higher on Project Size (10 vs 8); Lush Acres scores higher on Project's Historical Performance (8 vs 10) and Rental Yield (4 vs 5).
- Which primary schools are within 1km of H2O Residences?
- 4 primary schools are within 1km of H2O Residences: Sengkang Green Primary School, FERN Green Primary School, Fernvale Primary School, Anchor Green Primary School. 4 primary schools within 1km (nearest: SENGKANG GREEN PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children. H2O Residences 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 H2O Residences, and how big is the project?
- H2O Residences is 99-year leasehold, completed in 2015, has 521 units, developed by Ho Bee Land. 99YR tenure — about 83 years remaining — no near-term decay concern. 521 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of H2O Residences in Seletar, Yio Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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