RPS · Resale Project Scorecard
Villas Laguna — Grade B
RPS score 6.44/10 · D16 · Bedok, Upper East Coast · 31 units · scored across 7 weighted factors — methodology published.
FH · Sincere Properties Pte Ltd · TOP 1993
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
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
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.57% — near-median performance within its 1993-era cohort (52th percentile).
2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.87km). Exceptional school catchment — strong appeal for families with young children.
31 units — very small project; niche product with thin resale market.
0.43km from Bayshore Mrt Stn (TE29) — short walk to MRT, good transport convenience.
Rental yield of 2.37% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Strong future-catalyst exposure — closest driver: Bayshore MRT (TE29, TEL5) at 0.16km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.
RPSResale Project Scorecard
Scored either side of Villas Laguna in Bedok, Upper East Coast
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.