RPS · Resale Project Scorecard
Sembawang Cottage — Grade D
RPS score 4.05/10 · D27 · Sembawang, Yishun · 20 units · scored across 7 weighted factors — methodology published.
FH · Management Development & Construction Pte Ltd · TOP 1997
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +0.49% — below-median performance vs same-vintage peers (24th percentile of 1997-era cohort).
2 primary schools within 1km (nearest: JIEMIN PRIMARY SCHOOL at 0.49km). Moderate school access.
20 units — very small project; niche product with thin resale market.
1.03km from Yishun Mrt Stn (NS13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.92% — strong 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, Ahmad Ibrahim Primary School.
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The verdict· Scores updated September 2026
Sembawang Cottage scores 4.05 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2288th of 2,357 resale condos scored in Singapore and 36th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Tenure (10/10) and Rental Yield (7/10); its weakest is Future Transformation (0/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Sembawang Cottage
URA REALIS records no resale transactions at Sembawang Cottage in the 12 months to September 2026. The Historical Performance factor (3/10) is scored on 10-year price performance against same-vintage peers instead.
Sembawang Cottage: frequently asked questions
Answers generated from the scorecard data — RPS rank 2288th of 2,357, scores updated September 2026.
- Is Sembawang Cottage a good buy in 2026?
- Sembawang Cottage scores 4.05/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2288th of 2,357 Singapore resale condos and 36th of 37 in District 27 (Sembawang, Yishun). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, 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 Sembawang Cottage?
- URA REALIS records no resale transactions at Sembawang Cottage in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (3/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Sembawang Cottage from the nearest MRT station?
- Sembawang Cottage is about 1.0km 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 Sembawang Cottage compare with Platina Gardens?
- Platina Gardens is the project scored next to Sembawang Cottage on the District 27 ranking: 4.15 (Grade D) against Sembawang Cottage's 4.05 (Grade D). Sembawang Cottage scores higher on Primary School Effect (3 vs 1); Platina Gardens scores higher on Project's Historical Performance (3 vs 5).
- Which primary schools are within 1km of Sembawang Cottage?
- 2 primary schools are within 1km of Sembawang Cottage: Jiemin Primary School, Ahmad Ibrahim Primary School. 2 primary schools within 1km (nearest: JIEMIN PRIMARY SCHOOL at 0.49km). Moderate school access. Sembawang Cottage 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 Sembawang Cottage, and how big is the project?
- Sembawang Cottage is freehold, completed in 1997, has 20 units, developed by Management Development & Construction Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 20 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Yishun & Sembawang
Scored either side of Sembawang Cottage in Sembawang, Yishun
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