RPS · Resale Project Scorecard
The Lighthouse — Grade D
RPS score 2.88/10 · D17 · Changi, Loyang, Pasir Ris · 51 units · scored across 7 weighted factors — methodology published.
99YR · HONG HOW CORPORATION PTE LTD · TOP 2004
Weak project — significant gaps in multiple factors. Key weaknesses: capital appreciation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.55% — bottom 17% within its 2004-era cohort. Weak capital appreciation, even when judged against vintage peers.
School proximity could not be measured — address geocoding incomplete for this development.
51 units — very small project; niche product with thin resale market.
1.24km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.30% — above-average income return.
99YR tenure — about 66 years remaining; some long-term decay exposure but not imminent.
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The verdict· Scores updated September 2026
The Lighthouse scores 2.88 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2353rd of 2,357 resale condos scored in Singapore and 33rd of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Rental Yield (5/10) and Tenure (5/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Key weaknesses: capital appreciation, schools.
See all 33 scored condos in District 17 (Changi, Loyang, Pasir Ris) →
RPS · Resale Project Scorecard
Recent resale transactions at The Lighthouse
URA REALIS records no resale transactions at The Lighthouse in the 12 months to September 2026. The Historical Performance factor (2/10) is scored on 10-year price performance against same-vintage peers instead.
The Lighthouse: frequently asked questions
Answers generated from the scorecard data — RPS rank 2353rd of 2,357, scores updated September 2026.
- Is The Lighthouse a good buy in 2026?
- The Lighthouse scores 2.88/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2353rd of 2,357 Singapore resale condos and 33rd of 33 in District 17 (Changi, Loyang, Pasir Ris). Weak project — significant gaps in multiple factors. Key weaknesses: capital appreciation, schools. 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 The Lighthouse?
- URA REALIS records no resale transactions at The Lighthouse in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (2/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is The Lighthouse from the nearest MRT station?
- The Lighthouse is about 1.2km from Pasir Ris MRT (EW1), 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 The Lighthouse compare with Ocean Front Suites?
- Ocean Front Suites is the project scored next to The Lighthouse on the District 17 ranking: 3.58 (Grade D) against The Lighthouse's 2.88 (Grade D). Ocean Front Suites scores higher on Tenure (5 vs 10) and Rental Yield (5 vs 7).
- What is the tenure of The Lighthouse, and how big is the project?
- The Lighthouse is 99-year leasehold, completed in 2004, has 51 units, developed by HONG HOW CORPORATION PTE LTD. 99YR tenure — about 66 years remaining; some long-term decay exposure but not imminent. 51 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: The 3 Condos We Won't Recommend in Pasir Ris
Scored either side of The Lighthouse in Changi, Loyang, Pasir Ris
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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