RPS · Resale Project Scorecard
Northwoods — Grade C
RPS score 4.97/10 · D27 · Sembawang, Yishun · 140 units · scored across 7 weighted factors — methodology published.
FH · UIC INVESTMENT PTE LTD · TOP 2009
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +2.99% — near-median performance within its 2009-era cohort (61th percentile).
1 primary school within 1km (JIEMIN PRIMARY SCHOOL, 0.71km away). Adequate but narrow school optionality.
140 units — boutique development. Lower transaction frequency and limited shared facilities.
1.23km from Yishun Mrt Stn (NS13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.69% — 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.
Primary schools within 1km: Jiemin Primary School.
The verdict· Scores updated September 2026
Northwoods scores 4.97 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1947th of 2,357 resale condos scored in Singapore and 31st of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Tenure (10/10) and Project's Historical Performance (7/10); its weakest is Future Transformation (0/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Northwoods: frequently asked questions
Answers generated from the scorecard data — RPS rank 1947th of 2,357, scores updated September 2026.
- Is Northwoods a good buy in 2026?
- Northwoods scores 4.97/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1947th of 2,357 Singapore resale condos and 31st of 37 in District 27 (Sembawang, Yishun). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, 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.
- How far is Northwoods from the nearest MRT station?
- Northwoods is about 1.2km from Yishun MRT (NS13), 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 Northwoods compare with The Sensoria?
- The Sensoria is the project scored next to Northwoods on the District 27 ranking: 5.00 (Grade C) against Northwoods's 4.97 (Grade C). Northwoods scores higher on Project's Historical Performance (7 vs 3) and Project Size (5 vs 3); The Sensoria scores higher on Primary School Effect (3 vs 7) and MRT Proximity (4 vs 6).
- Which primary schools are within 1km of Northwoods?
- One primary school is within 1km of Northwoods: Jiemin Primary School. 1 primary school within 1km (JIEMIN PRIMARY SCHOOL, 0.71km away). Adequate but narrow school optionality. Northwoods scores 3/10 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 Northwoods, and how big is the project?
- Northwoods is freehold, completed in 2009, has 140 units, developed by UIC INVESTMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 140 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Northwoods in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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