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.
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The verdict· Scores updated September 2026
Hong Heng Garden scores 4.89 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1991st of 2,357 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). Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: schools, future transformation.
See all 14 scored condos in District 26 (Mandai, Upper Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Hong Heng Garden
URA REALIS records no resale transactions at Hong Heng Garden in the 12 months to September 2026. The Historical Performance factor (8/10) is scored on 10-year price performance against same-vintage peers instead.
Hong Heng Garden: frequently asked questions
Answers generated from the scorecard data — RPS rank 1991st of 2,357, scores updated September 2026.
- Is Hong Heng Garden a good buy in 2026?
- Hong Heng Garden scores 4.89/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1991st of 2,357 Singapore resale condos and 11th of 14 in District 26 (Mandai, Upper Thomson). Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: schools, future transformation. 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 Hong Heng Garden?
- URA REALIS records no resale transactions at Hong Heng Garden in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (8/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Hong Heng Garden from the nearest MRT station?
- Hong Heng Garden is about 720m from Springleaf MRT (TE4), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Hong Heng Garden compare with The Essence?
- The Essence is the project scored next to Hong Heng Garden on the District 26 ranking: 4.94 (Grade C) against Hong Heng Garden's 4.89 (Grade C). Hong Heng Garden scores higher on Project's Historical Performance (8 vs 7) and Tenure (10 vs 9); The Essence scores higher on Rental Yield (3 vs 7).
- What is the tenure of Hong Heng Garden, and how big is the project?
- Hong Heng Garden is freehold, completed in 1987, has 27 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 27 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
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.
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