RPS · Resale Project Scorecard
Sun Plaza — Grade D
RPS score 4.31/10 · D27 · Sembawang, Yishun · 76 units · scored across 7 weighted factors — methodology published.
99YR · CANBERRA DEVELOPMENT PTE LTD · TOP 2000
Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: future transformation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.06% — below-median performance vs same-vintage peers (36th percentile of 2000-era cohort).
School proximity could not be measured — address geocoding incomplete for this development.
76 units — very small project; niche product with thin resale market.
110m from Sembawang Mrt Stn (NS11) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.90% — strong income return.
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 1.91km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
RPSResale Project Scorecard
Ranked in: The 3 Condos We Won't Recommend in Yishun & Sembawang
Scored either side of Sun Plaza in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.