RPS · Resale Project Scorecard
Hong Heng Garden — Grade C
RPS score 4.89/10 · D26 · Mandai, Upper Thomson · 27 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1987
Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +5.04% — top-quartile performance within its 1987-era cohort (70th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
27 units — very small project; niche product with thin resale market.
0.72km from Springleaf Mrt Stn (TE4) — short walk to MRT, good transport convenience.
Rental yield of 2.76% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
See live Hong Heng Garden listings for sale on PropertyGuru →
RPSResale Project Scorecard
Scored either side of Hong Heng Garden in Mandai, Upper Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.