RPS · Resale Project Scorecard
Jewel @ Buangkok — Grade S
RPS score 7.99/10 · D19 · Hougang, Punggol, Sengkang · 616 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.84% — top-quartile performance within its 2016-era cohort (79th percentile).
6 primary schools within 1km (nearest: PALM VIEW PRIMARY SCHOOL at 0.29km). Strong school proximity — a genuine advantage for young families.
616 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
200m from Buangkok Mrt Stn (NE15) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.11% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Defu MRT (CR7, CRL1) at 0.33km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: PALM VIEW Primary School, Punggol Primary School, North Vista Primary School, YIO CHU KANG Primary School, Montfort Junior School, CHIJ OUR LADY OF THE Nativity.
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The verdict· Scores updated September 2026
Jewel @ Buangkok scores 7.99 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 84th of 2,357 resale condos scored in Singapore and 25th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Rental Yield (4/10). Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Jewel @ Buangkok
12 months to September 2026 (Oct 2025 – Sep 2026): 38 resale transactions, median $1,841 psf, median price $1.62M. Median PSF is up 7.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,708 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 11 | $1,775 psf | $1.65M |
| Jan–Mar 2026 | 8 | $1,832 psf | $1.46M |
| Apr–Jun 2026 | 11 | $1,910 psf | $2.20M |
| Jul–Sep 2026 | 8 | $1,851 psf | $1.48M |
| 12-month total | 38 | $1,841 psf | $1.62M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Jewel @ Buangkok: frequently asked questions
Answers generated from the scorecard data — RPS rank 84th of 2,357, scores updated September 2026.
- Is Jewel @ Buangkok a good buy in 2026?
- Jewel @ Buangkok scores 7.99/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 84th of 2,357 Singapore resale condos and 25th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: total returns. 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 Jewel @ Buangkok?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 38 resale transactions at Jewel @ Buangkok, at a median of $1,841 psf and a median price of $1.62M (range $1,621 psf to $2,019 psf). The median PSF is up 7.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,708 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Jewel @ Buangkok from the nearest MRT station?
- Jewel @ Buangkok is about 200m from Buangkok MRT (NE15), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Jewel @ Buangkok compare with The Florence Residences?
- The Florence Residences is the project scored next to Jewel @ Buangkok on the District 19 ranking: 8.00 (Grade S) against Jewel @ Buangkok's 7.99 (Grade S). Jewel @ Buangkok scores higher on Project Size (10 vs 7) and MRT Proximity (10 vs 7); The Florence Residences scores higher on Rental Yield (4 vs 8) and Primary School Effect (8 vs 10).
- Which primary schools are within 1km of Jewel @ Buangkok?
- 6 primary schools are within 1km of Jewel @ Buangkok: PALM VIEW Primary School, Punggol Primary School, North Vista Primary School, YIO CHU KANG Primary School, Montfort Junior School, CHIJ OUR LADY OF THE Nativity. 6 primary schools within 1km (nearest: PALM VIEW PRIMARY SCHOOL at 0.29km). Strong school proximity — a genuine advantage for young families. Jewel @ Buangkok scores 8/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Jewel @ Buangkok, and how big is the project?
- Jewel @ Buangkok is 99-year leasehold, completed in 2016, has 616 units, developed by MCL Land. 99YR tenure — about 85 years remaining — no near-term decay concern. 616 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Sengkang
Scored either side of Jewel @ Buangkok in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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