RPS · Resale Project Scorecard
Northwave Ec — Grade S
RPS score 7.58/10 · D25 · Admiralty, Woodlands · 358 units · scored across 7 weighted factors — methodology published.
99YR · EL Development · TOP 2019
Top-tier project across nearly every dimension. Standout strengths: total returns, capital appreciation. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 10/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +6.57% — top-quartile performance within its 2019-era cohort (85th percentile).
3 primary schools within 1km (nearest: GREENWOOD PRIMARY SCHOOL at 0.72km). Strong school proximity — a genuine advantage for young families.
358 units — good project size supporting active resale market and adequate facilities.
1.09km from Admiralty Mrt Stn (NS10) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 5.23% — exceptional income return.
99YR tenure — about 88 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Woodlands Regional Centre / Northern Gateway at 2.83km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Greenwood Primary School, Canberra Primary School, Riverside Primary School.
The verdict· Scores updated September 2026
Northwave Ec scores 7.58 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 152nd of 2,357 resale condos scored in Singapore and 1st of 14 in District 25 (Admiralty, Woodlands). Its strongest factors are Rental Yield (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (2/10). Top-tier project across nearly every dimension. Standout strengths: total returns, capital appreciation. Key weaknesses: MRT access, future transformation.
See all 14 scored condos in District 25 (Admiralty, Woodlands) →
RPS · Resale Project Scorecard
Recent resale transactions at Northwave Ec
12 months to September 2026 (Oct 2025 – Sep 2026): 34 resale transactions, median $1,262 psf, median price $1.34M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 9 | $1,239 psf | $1.36M |
| Jan–Mar 2026 | 6 | $1,269 psf | $1.24M |
| Apr–Jun 2026 | 14 | $1,291 psf | $1.28M |
| Jul–Sep 2026 | 5 | $1,231 psf | $1.32M |
| 12-month total | 34 | $1,262 psf | $1.34M |
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.
Northwave Ec: frequently asked questions
Answers generated from the scorecard data — RPS rank 152nd of 2,357, scores updated September 2026.
- Is Northwave Ec a good buy in 2026?
- Northwave Ec scores 7.58/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 152nd of 2,357 Singapore resale condos and 1st of 14 in District 25 (Admiralty, Woodlands). Top-tier project across nearly every dimension. Standout strengths: total returns, capital appreciation. Key weaknesses: MRT access, 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 Northwave Ec?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 34 resale transactions at Northwave Ec, at a median of $1,262 psf and a median price of $1.34M (range $1,206 psf to $1,438 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Northwave Ec from the nearest MRT station?
- Northwave Ec is about 1.1km from Admiralty MRT (NS10), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Northwave Ec compare with Bellewoods?
- Bellewoods is the project scored next to Northwave Ec on the District 25 ranking: 7.39 (Grade S) against Northwave Ec's 7.58 (Grade S). Northwave Ec scores higher on Primary School Effect (8 vs 3) and Rental Yield (10 vs 9); Bellewoods scores higher on Project Size (8 vs 10) and MRT Proximity (4 vs 6).
- Which primary schools are within 1km of Northwave Ec?
- 3 primary schools are within 1km of Northwave Ec: Greenwood Primary School, Canberra Primary School, Riverside Primary School. 3 primary schools within 1km (nearest: GREENWOOD PRIMARY SCHOOL at 0.72km). Strong school proximity — a genuine advantage for young families. Northwave Ec 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 Northwave Ec, and how big is the project?
- Northwave Ec is 99-year leasehold, completed in 2019, has 358 units, developed by EL Development. 99YR tenure — about 88 years remaining — no near-term decay concern. 358 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Northwave Ec in Admiralty, Woodlands
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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