Resale Project Scorecard
Hong Heng Garden
D26 · Mandai, Upper Thomson · freehold · completed 1987 · 27 units
Grade C, 5.02 out of 10, the 11th highest score among 14 resale condos in District 26.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Springleaf MRT
- 580 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Hong Heng Garden Score
- C
- Grade
- Score out of 10
- 5.02
- Highest score among 14 resale condos in District 26
- 11th
Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: schools, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +5.04% — top-quartile performance within its 1987-era cohort (70th percentile).
The district median is 7/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 7/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
27 units — very small project; niche product with thin resale market.
The district median is 5/10.
MRT Proximity13%8/10
580 m from Springleaf MRT (TE4) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.76% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Hong Heng Garden scores 5.02
Hong Heng Garden scores 5.02 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1968th of 2,350 resale condos scored in Singapore and 11th of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (0/10).
| Factor | This condoHong Heng Garden | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 69% of district |
| Primary School Effect20% | 1/10 | 7/10 | −1.20 | 0% of district |
| Project Size16% | 3/10 | 5/10 | −0.32 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 38% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 15% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 46% of district |
| Future Transformation6% | 0/10 | 3/10 | −0.18 | 0% of district |
Medians are across the 14 scored resale projects in District 26 (Mandai, Upper Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Hong Heng Garden and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Hong Heng Garden Prices
No resale at Hong Heng Garden in the 12 months to October 2026.
Past transactions at Hong Heng Garden
1 resale, Nov 2021 to Oct 2026
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Sep 2022 | 33 Sembawang Road | 3 | #03-1111— | — | 2,067 | $856 | $1,770,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Hong Heng Garden Notes
How these numbers are worked out
- Grade C places Hong Heng Garden in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (8/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1987, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Springleaf MRT (TE4), 580 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Hong Heng Garden for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.