Property

Kingsford Waterbay

Apartment · Upper Serangoon View · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Upper Serangoon View, District 19
Region
Outside Central Region
Kind of home
Apartment
Tenure
99-year leasehold from 2014About 87 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 20 storeysthe highest floor band sold
Homes recorded
474 to 1,356 sq ft385 sales, 0 of them at launch
176 other projects within 4 km
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

385 recorded sales, Sep 2021 to Sep 2026, beside apartments and condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 348 of the 385 sales from this project's own contracts, 37 from contracts for that size in the district.

Kingsford Waterbayapartments and condominiums in district 19cooling measure
Median price per square foot by quarter: Kingsford Waterbay and apartments and condominiums in district 1901,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherKingsford Waterbay$1,452.04 psfDistrict 19$1,730.56 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

385 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,045,000.002 bed · 688.9 sq ft · floor 6–10 · Sep 2026
    $1,516.93 psf
  • $1,030,000.002 bed · 688.9 sq ft · floor 11–15 · Sep 2026
    $1,495.16 psf
  • $1,015,000.002 bed · 678.1 sq ft · floor 6–10 · Sep 2026
    $1,496.77 psf
  • $916,888.002 bed · 656.6 sq ft · floor 1–5 · Aug 2026
    $1,396.42 psf
  • $1,013,000.002 bed · 678.1 sq ft · floor 1–5 · Aug 2026
    $1,493.82 psf
  • $1,280,000.003 bed · 893.4 sq ft · floor 11–15 · Aug 2026
    $1,432.72 psf
  • $1,560,000.003 bed · 1,033.3 sq ft · floor 11–15 · Aug 2026
    $1,509.68 psf
  • $700,000.001 bed · 484.4 sq ft · floor 1–5 · Aug 2026
    $1,445.16 psf
  • $668,000.001 bed · 473.6 sq ft · floor 6–10 · Aug 2026
    $1,410.44 psf
  • $955,000.002 bed · 678.1 sq ft · floor 1–5 · Aug 2026
    $1,408.29 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes87 recorded sales

Investor

Good fit · High confidence
77/100

Why it scores well

ValueRecorded prices 12% below 72 comparables within 2 km+8.9
Resale10 resales a year, more than 97% of similar homes+6.4
RentalGross yield 4.5%, against 4.1% for similar homes+5.5

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-0.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 26.6 = 77
  • Valuescore 95/100 · weight 20% · +8.9 pts

    recorded prices 12% below 72 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 72, floor on 72)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 96/100 · weight 14% · +6.4 pts
    Frequency
    10.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $697,500 (p10 of 1-bedroom homes nationally)
    90
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Rentalscore 78/100 · weight 20% · +5.5 pts
    Yield
    gross yield 4.5% against a peer median of 4.1%
    82
    Demand
    67 contracts over 4 quarters to 2026-06-30, 20 in the latest
    71
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Amenitiesscore 40/100 · weight 8% · -0.8 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.2
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+0.3
Unit1 bedrooms, median 484 sq ft+1.4
Lease99-year lease from 2014, about 87 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.2

Young family

Limited fit · High confidence
54/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

ValueRecorded prices 12% below 72 comparables within 2 km+5.4
Resale10 resales a year, more than 97% of similar homes+2.3
Lease99-year lease from 2014, about 87 years left+1.5

What holds it back

Unit1 bedrooms, median 484 sq ft; a weaker fit for this buyer-5.5
Amenities3 of 13 measured amenities within a 10-min walk-1.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 4.3 = 54
  • Valuescore 95/100 · weight 12% · +5.4 pts

    recorded prices 12% below 72 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 72, floor on 72)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 96/100 · weight 5% · +2.3 pts
    Frequency
    10.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $697,500 (p10 of 1-bedroom homes nationally)
    90
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2014, about 87 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 22/100 · weight 20% · -5.5 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 484 sq ft over 87 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 40/100 · weight 18% · -1.9 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.3
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+1.1
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+1.2

Large family

Limited fit · High confidence
53/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

ValueRecorded prices 12% below 72 comparables within 2 km+4.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.1
Resale10 resales a year, more than 97% of similar homes+2.3

What holds it back

Unit1 bedrooms, median 484 sq ft; a weaker fit for this buyer-8.4
Amenities3 of 13 measured amenities within a 10-min walk-1.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.1 = 53
  • Valuescore 95/100 · weight 10% · +4.5 pts

    recorded prices 12% below 72 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 72, floor on 72)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 74/100 · weight 13% · +3.1 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station DEFU about 21 min away, expected 2030
    36
    Landuse change
    76 Master Plan parcels changed class within 2 km (11.9 benefit points)
    82

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Resalescore 96/100 · weight 5% · +2.3 pts
    Frequency
    10.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $697,500 (p10 of 1-bedroom homes nationally)
    90
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Unitscore 16/100 · weight 25% · -8.4 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 484 sq ft over 87 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 40/100 · weight 15% · -1.5 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.2
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+1.5
Lease99-year lease from 2014, about 87 years left+1.5

Downsizer

Moderate fit · High confidence
65/100

Why it scores well

ValueRecorded prices 12% below 72 comparables within 2 km+6.7
Resale10 resales a year, more than 97% of similar homes+3.2
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.0

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 14.9 = 65
  • Valuescore 95/100 · weight 15% · +6.7 pts

    recorded prices 12% below 72 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 72, floor on 72)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 96/100 · weight 7% · +3.2 pts
    Frequency
    10.0 resales a year over 12 months (p98 nationally)
    98
    Buyer pool
    Not measured
    Quantum
    median resale $697,500 (p10 of 1-bedroom homes nationally)
    90
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Future supplyscore 70/100 · weight 15% · +3.0 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station DEFU about 21 min away, expected 2030
    36
    Landuse change
    76 Master Plan parcels changed class within 2 km (11.9 benefit points)
    82

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 40/100 · weight 20% · -2.1 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.3
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+0.3
Unit1 bedrooms, median 484 sq ft+1.9
Lease99-year lease from 2014, about 87 years left+1.5

2-bedroom homes130 recorded sales

Investor

Good fit · High confidence
79/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 15% below 166 comparables within 2 km+10.0
RentalGross yield 3.8%, against 3.2% for similar homes+7.7
Resale25 resales a year, more than 97% of similar homes+6.5

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-0.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 29.1 = 79
  • Valuescore 100/100 · weight 20% · +10.0 pts

    recorded prices 15% below 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 166, floor on 166)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 88/100 · weight 20% · +7.7 pts
    Yield
    gross yield 3.8% against a peer median of 3.2%
    92
    Demand
    90 contracts over 4 quarters to 2026-06-30, 23 in the latest
    83
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Resalescore 96/100 · weight 14% · +6.5 pts
    Frequency
    25.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,008,888 (p8 of 2-bedroom homes nationally)
    92
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Amenitiesscore 40/100 · weight 8% · -0.8 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.2
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+0.3
Unit2 bedrooms, median 678 sq ft+0.6
Lease99-year lease from 2014, about 87 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.2

Young family

Limited fit · High confidence
58/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 15% below 166 comparables within 2 km+6.0
Resale25 resales a year, more than 97% of similar homes+2.3
Lease99-year lease from 2014, about 87 years left+1.5

What holds it back

Unit2 bedrooms, median 678 sq ft; a weaker fit for this buyer-2.7
Amenities3 of 13 measured amenities within a 10-min walk-1.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 7.8 = 58
  • Valuescore 100/100 · weight 12% · +6.0 pts

    recorded prices 15% below 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 166, floor on 166)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 96/100 · weight 5% · +2.3 pts
    Frequency
    25.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,008,888 (p8 of 2-bedroom homes nationally)
    92
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2014, about 87 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 37/100 · weight 20% · -2.7 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 12%)
    Size
    median 678 sq ft over 130 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 40/100 · weight 18% · -1.9 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.3
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+1.1
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+1.2

Large family

Limited fit · High confidence
53/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 15% below 166 comparables within 2 km+5.0
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.1
Resale25 resales a year, more than 97% of similar homes+2.3

What holds it back

Unit2 bedrooms, median 678 sq ft; a weaker fit for this buyer-9.3
Amenities3 of 13 measured amenities within a 10-min walk-1.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 2.8 = 53
  • Valuescore 100/100 · weight 10% · +5.0 pts

    recorded prices 15% below 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 166, floor on 166)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 74/100 · weight 13% · +3.1 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station DEFU about 21 min away, expected 2030
    36
    Landuse change
    76 Master Plan parcels changed class within 2 km (11.9 benefit points)
    82

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Resalescore 96/100 · weight 5% · +2.3 pts
    Frequency
    25.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,008,888 (p8 of 2-bedroom homes nationally)
    92
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Unitscore 13/100 · weight 25% · -9.3 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 12%)
    Size
    median 678 sq ft over 130 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 40/100 · weight 15% · -1.5 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.2
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+1.5
Lease99-year lease from 2014, about 87 years left+1.5

Downsizer

Good fit · High confidence
71/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 15% below 166 comparables within 2 km+7.5
Unit2 bedrooms, median 678 sq ft+6.9
Resale25 resales a year, more than 97% of similar homes+3.2

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.8 = 71
  • Valuescore 100/100 · weight 15% · +7.5 pts

    recorded prices 15% below 166 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 166, floor on 166)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 96/100 · weight 15% · +6.9 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 12%)
    Size
    median 678 sq ft over 130 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Resalescore 96/100 · weight 7% · +3.2 pts
    Frequency
    25.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,008,888 (p8 of 2-bedroom homes nationally)
    92
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Amenitiesscore 40/100 · weight 20% · -2.1 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.3
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+0.3
Lease99-year lease from 2014, about 87 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.0

3-bedroom homes168 recorded sales

Investor

Good fit · High confidence
77/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 22% below 186 comparables within 2 km+10.0
Resale22 resales a year, more than 97% of similar homes+6.5
RentalGross yield 3.2%, against 2.8% for similar homes+6.5

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-0.8
Unit3 bedrooms, median 893 sq ft; a weaker fit for this buyer-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 27.0 = 77
  • Valuescore 100/100 · weight 20% · +10.0 pts

    recorded prices 22% below 186 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 186, floor on 186)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 97/100 · weight 14% · +6.5 pts
    Frequency
    22.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,376,500 (p6 of 3-bedroom homes nationally)
    94
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Rentalscore 82/100 · weight 20% · +6.5 pts
    Yield
    gross yield 3.2% against a peer median of 2.8%
    87
    Demand
    37 contracts over 4 quarters to 2026-06-30, 8 in the latest
    76
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Amenitiesscore 40/100 · weight 8% · -0.8 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 46/100 · weight 8% · -0.3 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 37%)
    Size
    median 893 sq ft over 168 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.2
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+0.3
Lease99-year lease from 2014, about 87 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.2

Young family

Moderate fit · High confidence
63/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 22% below 186 comparables within 2 km+6.0
Resale22 resales a year, more than 97% of similar homes+2.3
Unit3 bedrooms, median 893 sq ft+2.2

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-1.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 12.7 = 63
  • Valuescore 100/100 · weight 12% · +6.0 pts

    recorded prices 22% below 186 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 186, floor on 186)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 97/100 · weight 5% · +2.3 pts
    Frequency
    22.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,376,500 (p6 of 3-bedroom homes nationally)
    94
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Unitscore 61/100 · weight 20% · +2.2 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 37%)
    Size
    median 893 sq ft over 168 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 40/100 · weight 18% · -1.9 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.3
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+1.1
Lease99-year lease from 2014, about 87 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+1.2

Large family

Limited fit · High confidence
57/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 22% below 186 comparables within 2 km+5.0
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.1
Resale22 resales a year, more than 97% of similar homes+2.3

What holds it back

Unit3 bedrooms, median 893 sq ft; a weaker fit for this buyer-5.5
Amenities3 of 13 measured amenities within a 10-min walk-1.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.6 = 57
  • Valuescore 100/100 · weight 10% · +5.0 pts

    recorded prices 22% below 186 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 186, floor on 186)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 74/100 · weight 13% · +3.1 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    97
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station DEFU about 21 min away, expected 2030
    36
    Landuse change
    76 Master Plan parcels changed class within 2 km (11.9 benefit points)
    82

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Resalescore 97/100 · weight 5% · +2.3 pts
    Frequency
    22.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,376,500 (p6 of 3-bedroom homes nationally)
    94
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Unitscore 28/100 · weight 25% · -5.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 37%)
    Size
    median 893 sq ft over 168 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 40/100 · weight 15% · -1.5 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.2
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+1.5
Lease99-year lease from 2014, about 87 years left+1.5

Downsizer

Moderate fit · High confidence
69/100
  • Recorded prices are far below adjusted neighbours; check the comparables before reading the Value score as a bargain.

Why it scores well

ValueRecorded prices 22% below 186 comparables within 2 km+7.5
Unit3 bedrooms, median 893 sq ft+5.5
Resale22 resales a year, more than 97% of similar homes+3.3

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.4 = 69
  • Valuescore 100/100 · weight 15% · +7.5 pts

    recorded prices 22% below 186 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 186, floor on 186)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 87/100 · weight 15% · +5.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 37%)
    Size
    median 893 sq ft over 168 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Resalescore 97/100 · weight 7% · +3.3 pts
    Frequency
    22.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,376,500 (p6 of 3-bedroom homes nationally)
    94
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Amenitiesscore 40/100 · weight 20% · -2.1 pts
    Supermarket
    supermarket: 5 within 20 min, nearest NTUC Fairprice Co-operative Ltd 8 min (straight-line equivalent)
    85
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 40 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 0 within 20 min, nearest Buangkok Hawker Centre 31 min
    0
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Hougang Mall) 25 min
    30
    Gp
    gp: 5 within 20 min, nearest ProHealth Medical Group @Hougang 11 min
    100
    Childcare
    childcare: 34 within 20 min, nearest CAMBRIDGE@KINGSFORD WATERBAY PTE LTD 3 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 2 within 20 min, nearest PUNGGOL PK 22 min
    50
    Sports facility
    sports facility: 0 within 20 min, nearest Hougang Sport Centre 32 min
    0
    Library
    library: 1 within 20 min, nearest Cheng San Library 25 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 253 within 20 min, nearest ALVIN SABAI 3 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Punggol Park CC 22 min
    40
    Polyclinic
    polyclinic: 0 within 20 min, nearest HOUGANG POLYCLINIC 26 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 35 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location22 min walk to Defu MRT Station (CR07)+0.3
SchoolsChij Our Lady Of The Nativity, 25 min walk; 1 primary schools within 1 km+0.3
Lease99-year lease from 2014, about 87 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; 1 planned rail station+3.0

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

Nothing is on the record within 2 km: no land sales site, no listed project and no potential land (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20).

Land that could become homes later: none on the record within 2 km.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

Kingsford WaterbayIs it right for you?