RPS · Resale Project Scorecard
Sanctuary @ 813 — Grade B
RPS score 5.49/10 · D19 · Hougang, Punggol, Sengkang · 23 units · scored across 7 weighted factors — methodology published.
FH · SUNHUAN CONSTRUCTION PTE LTD · TOP 2011
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.07% — below-median performance vs same-vintage peers (36th percentile of 2011-era cohort).
1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.97km away). Adequate but narrow school optionality.
23 units — very small project; niche product with thin resale market.
0.69km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 3.47% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.82km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).
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The verdict· Scores updated September 2026
Sanctuary @ 813 scores 5.49 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1552nd of 2,357 resale condos scored in Singapore and 137th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Sanctuary @ 813
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,474 psf, median price $1.35M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,466 psf | $1.34M |
| Apr–Jun 2026 | 3 | $1,474 psf | $1.38M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 5 | $1,474 psf | $1.35M |
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.
Sanctuary @ 813: frequently asked questions
Answers generated from the scorecard data — RPS rank 1552nd of 2,357, scores updated September 2026.
- Is Sanctuary @ 813 a good buy in 2026?
- Sanctuary @ 813 scores 5.49/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1552nd of 2,357 Singapore resale condos and 137th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size. 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 Sanctuary @ 813?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Sanctuary @ 813, at a median of $1,474 psf and a median price of $1.35M (range $1,350 psf to $1,511 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sanctuary @ 813 from the nearest MRT station?
- Sanctuary @ 813 is about 690m from Kovan MRT (NE13), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Sanctuary @ 813 compare with Fortune Park?
- Fortune Park is the project scored next to Sanctuary @ 813 on the District 19 ranking: 5.49 (Grade B) against Sanctuary @ 813's 5.49 (Grade B). Sanctuary @ 813 scores higher on Rental Yield (5 vs 3) and Project's Historical Performance (4 vs 3); Fortune Park scores higher on Primary School Effect (7 vs 9) and Future Transformation (3 vs 4).
- Which primary schools are within 1km of Sanctuary @ 813?
- One primary school is within 1km of Sanctuary @ 813: PAYA Lebar Methodist Girls' School (Primary). 1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.97km away). Adequate but narrow school optionality. Sanctuary @ 813 scores 7/10 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 Sanctuary @ 813, and how big is the project?
- Sanctuary @ 813 is freehold, completed in 2011, has 23 units, developed by SUNHUAN CONSTRUCTION PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 23 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Sanctuary @ 813 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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