RPS · Resale Project Scorecard
The Waterline — Grade B
RPS score 6.25/10 · D19 · Hougang, Punggol, Sengkang · 103 units · scored across 7 weighted factors — methodology published.
FH · GLL VENTURES PTE LTD · TOP 2013
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.26% — near-median performance within its 2013-era cohort (47th percentile).
3 primary schools within 1km (nearest: ROSYTH SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children.
103 units — boutique development. Lower transaction frequency and limited shared facilities.
1.24km from Kovan Mrt Stn (NE13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.96% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Serangoon North MRT (CR9, CRL1) at 0.67km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Rosyth School, Xinmin Primary School, Zhonghua Primary School.
RPSResale Project Scorecard
Scored either side of The Waterline in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.