RPS · Resale Project Scorecard
Watertown — Grade S
RPS score 7.61/10 · D19 · Hougang, Punggol, Sengkang · 992 units · scored across 7 weighted factors — methodology published.
99YR · Bukit Sembawang Estates · TOP 2017
Top-tier project across nearly every dimension. Standout strengths: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 9/10
Avg Ann. of +2.58% — near-median performance within its 2017-era cohort (67th percentile).
6 primary schools within 1km (nearest: VALOUR PRIMARY SCHOOL at 0.26km). Strong school proximity — a genuine advantage for young families.
992 units — good project size supporting active resale market and adequate facilities.
140m from Punggol Lrt Stn (PTC) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.36% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Exceptional future-catalyst exposure — closest driver: Punggol Digital District at 0.99km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
Primary schools within 1km: Valour Primary School, Punggol VIEW Primary School, Punggol Green Primary School, Punggol COVE Primary School, Edgefield Primary School, Oasis Primary School.
RPSResale Project Scorecard
Ranked in: These Are Our Top 5 Condos in Punggol
Scored either side of Watertown in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.