RPS · Resale Project Scorecard
Northoaks — Grade A
RPS score 6.67/10 · D25 · Admiralty, Woodlands · 720 units · scored across 7 weighted factors — methodology published.
99YR · Bukit Sembawang Estates · TOP 2000
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.64% — bottom 18% within its 2000-era cohort. Weak capital appreciation, even when judged against vintage peers.
3 primary schools within 1km (nearest: RIVERSIDE PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children.
720 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.74km from Admiralty Mrt Stn (NS10) — short walk to MRT, good transport convenience.
Rental yield of 4.08% — strong income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Woodlands Regional Centre / Northern Gateway at 2.44km, far enough that the impact on this project is modest.
Primary schools within 1km: Riverside Primary School, Greenwood Primary School, Admiralty Primary School.
RPSResale Project Scorecard
Scored either side of Northoaks in Admiralty, Woodlands
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.