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).
The verdict· Scores updated September 2026
Sunshine Grove scores 6.46 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 686th of 2,357 resale condos scored in Singapore and 94th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, schools. 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 Sunshine Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,337 psf, median price $1.34M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,337 psf | $1.34M |
| 12-month total | 1 | $1,337 psf | $1.34M |
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.
Sunshine Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 686th of 2,357, scores updated September 2026.
- Is Sunshine Grove a good buy in 2026?
- Sunshine Grove scores 6.46/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 686th of 2,357 Singapore resale condos and 94th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: tenure, schools. 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 Sunshine Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Sunshine Grove, at a median of $1,337 psf and a median price of $1.34M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sunshine Grove from the nearest MRT station?
- Sunshine Grove is about 390m from Serangoon MRT (NE12), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Sunshine Grove compare with Harmony @ 1a?
- Harmony @ 1a is the project scored next to Sunshine Grove on the District 19 ranking: 6.47 (Grade A) against Sunshine Grove's 6.46 (Grade A). Sunshine Grove scores higher on Project's Historical Performance (5 vs 4) and MRT Proximity (9 vs 8); Harmony @ 1a scores higher on Primary School Effect (9 vs 10) and Rental Yield (6 vs 7).
- Which primary schools are within 1km of Sunshine Grove?
- 2 primary schools are within 1km of Sunshine Grove: Yangzheng Primary School, Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children. Sunshine Grove scores 9/10 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 Sunshine Grove, and how big is the project?
- Sunshine Grove is freehold, completed in 2003, has 20 units, developed by KALEXTON 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%.
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.
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