RPS · Resale Project Scorecard
The Sunshine — Grade B
RPS score 6.27/10 · D19 · Hougang, Punggol, Sengkang · 45 units · scored across 7 weighted factors — methodology published.
FH · UNITED OVERSEAS LAND LIMITED · TOP 2003
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.64% — near-median performance within its 2003-era cohort (50th percentile).
2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children.
45 units — very small project; niche product with thin resale market.
0.43km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 2.77% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.40km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary).
The verdict· Scores updated September 2026
The Sunshine scores 6.27 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 848th of 2,357 resale condos scored in Singapore and 107th 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 (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Sunshine
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,810 psf, median price $2.24M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,810 psf | $2.24M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,810 psf | $2.24M |
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.
The Sunshine: frequently asked questions
Answers generated from the scorecard data — RPS rank 848th of 2,357, scores updated September 2026.
- Is The Sunshine a good buy in 2026?
- The Sunshine scores 6.27/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 848th of 2,357 Singapore resale condos and 107th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation. 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 Sunshine?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at The Sunshine, at a median of $1,810 psf and a median price of $2.24M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Sunshine from the nearest MRT station?
- The Sunshine is about 430m from Serangoon MRT (NE12), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Sunshine compare with Kovan Crest?
- Kovan Crest is the project scored next to The Sunshine on the District 19 ranking: 6.32 (Grade B) against The Sunshine's 6.27 (Grade B). The Sunshine scores higher on Primary School Effect (9 vs 7) and Rental Yield (3 vs 2); Kovan Crest scores higher on Project's Historical Performance (6 vs 8) and Future Transformation (2 vs 3).
- Which primary schools are within 1km of The Sunshine?
- 2 primary schools are within 1km of The Sunshine: Yangzheng Primary School, Maris Stella HIGH School (Primary). 2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children. The Sunshine 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 The Sunshine, and how big is the project?
- The Sunshine is freehold, completed in 2003, has 45 units, developed by UNITED OVERSEAS LAND LIMITED. Freehold tenure — no lease decay concerns, preserves long-term value. 45 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 Sunshine 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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