RPS · Resale Project Scorecard
The Morning Glory — Grade C
RPS score 5.22/10 · D19 · Hougang, Punggol, Sengkang · 18 units · scored across 7 weighted factors — methodology published.
FH · WORLD CLASS LAND PTE LTD · TOP 2003
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.17% — near-median performance within its 2003-era cohort (66th percentile).
1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.86km away). Adequate but narrow school optionality.
18 units — very small project; niche product with thin resale market.
0.81km from Serangoon Mrt Stn (CC13) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.97% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.67km, far enough that the impact on this project is modest.
Primary schools within 1km: Zhonghua Primary School.
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The verdict· Scores updated September 2026
The Morning Glory scores 5.22 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1786th of 2,357 resale condos scored in Singapore and 145th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (7/10); its weakest is Future Transformation (3/10). Below-average project with notable weaknesses. Standout strengths: tenure. 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 The Morning Glory
URA REALIS records no resale transactions at The Morning Glory in the 12 months to September 2026. The Historical Performance factor (7/10) is scored on 10-year price performance against same-vintage peers instead.
The Morning Glory: frequently asked questions
Answers generated from the scorecard data — RPS rank 1786th of 2,357, scores updated September 2026.
- Is The Morning Glory a good buy in 2026?
- The Morning Glory scores 5.22/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1786th of 2,357 Singapore resale condos and 145th of 180 in District 19 (Hougang, Punggol, Sengkang). Below-average project with notable weaknesses. Standout strengths: tenure. 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 The Morning Glory?
- URA REALIS records no resale transactions at The Morning Glory in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (7/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is The Morning Glory from the nearest MRT station?
- The Morning Glory is about 810m from Serangoon MRT (CC13), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Morning Glory compare with Kovan Esquire?
- Kovan Esquire is the project scored next to The Morning Glory on the District 19 ranking: 5.27 (Grade C) against The Morning Glory's 5.22 (Grade C). The Morning Glory scores higher on Rental Yield (4 vs 2); Kovan Esquire scores higher on MRT Proximity (6 vs 8).
- Which primary schools are within 1km of The Morning Glory?
- One primary school is within 1km of The Morning Glory: Zhonghua Primary School. 1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.86km away). Adequate but narrow school optionality. The Morning Glory scores 3/10 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 The Morning Glory, and how big is the project?
- The Morning Glory is freehold, completed in 2003, has 18 units, developed by WORLD CLASS LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 18 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 The Morning Glory 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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