RPS · Resale Project Scorecard
The Tembusu — Grade S
RPS score 7.41/10 · D19 · Hougang, Punggol, Sengkang · 337 units · scored across 7 weighted factors — methodology published.
FH · Wing Tai Holdings · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.75% — near-median performance within its 2016-era cohort (61th percentile).
2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children.
337 units — good project size supporting active resale market and adequate facilities.
0.60km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 2.84% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.06km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School, HOLY Innocents' Primary School.
RPSResale Project Scorecard
Scored either side of The Tembusu in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.