RPS · Resale Project Scorecard
Hong Heng Mansions — Grade D
RPS score 4.37/10 · D26 · Mandai, Upper Thomson · 41 units · scored across 7 weighted factors — methodology published.
FH · Hong Heng Co. Pte Ltd · TOP 1996
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +3.11% — near-median performance within its 1996-era cohort (44th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
41 units — very small project; niche product with thin resale market.
0.56km from Springleaf Mrt Stn (TE4) — short walk to MRT, good transport convenience.
Rental yield of 2.93% — 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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RPSResale Project Scorecard
Scored either side of Hong Heng Mansions in Mandai, Upper Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.