RPS · Resale Project Scorecard
The Estuary @ Yishun — Grade A
RPS score 7.21/10 · D27 · Sembawang, Yishun · 608 units · scored across 7 weighted factors — methodology published.
99YR · MCL LAND (WARREN) PTE LTD · TOP 2013
Strong project with clear strengths. Standout strengths: project size, capital appreciation. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +2.46% — top-quartile performance within its 2013-era cohort (78th percentile).
2 primary schools within 1km (nearest: PEIYING PRIMARY SCHOOL at 0.73km). Strong school proximity — a genuine advantage for young families.
608 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.63km from Khatib Mrt Stn (NS14) — short walk to MRT, good transport convenience.
Rental yield of 3.24% — above-average income return.
99YR tenure — about 81 years remaining — no near-term decay concern.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: Peiying Primary School, Naval BASE Primary School.
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RPSResale Project Scorecard
Scored either side of The Estuary @ Yishun in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.