RPS · Resale Project Scorecard
Sunshine Grove — Grade A
RPS score 6.46/10 · D19 · Hougang, Punggol, Sengkang · 20 units · scored across 7 weighted factors — methodology published.
FH · KALEXTON PTE LTD · TOP 2003
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.37% — near-median performance within its 2003-era cohort (45th percentile).
2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children.
20 units — very small project; niche product with thin resale market.
390m from Serangoon Mrt Stn (NE12) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.53% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.18km, far enough that the impact on this project is modest.
Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary).
RPSResale Project Scorecard
Scored either side of Sunshine Grove in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.