RPS · Resale Project Scorecard
Heron Bay — Grade A
RPS score 7.24/10 · D19 · Hougang, Punggol, Sengkang · 394 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2015
Strong project with clear strengths. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.79% places this condo in the top 4% of its 2015-era cohort — exceptional capital appreciation relative to peers of the same vintage.
3 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.70km). Strong school proximity — a genuine advantage for young families.
394 units — good project size supporting active resale market and adequate facilities.
0.88km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.84% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.17km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, Punggol Primary School, North Vista Primary School.
RPSResale Project Scorecard
Scored either side of Heron Bay in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.