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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RPSResale Project Scorecard
Scored either side of The Morning Glory in Hougang, Punggol, Sengkang
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