Jewel @ Buangkok Review — Buangkok · D19
HuatScore: 92/100 — Damn Huat!
Is Jewel @ Buangkok a good buy?
HuatScore rates Jewel @ Buangkok 92/100 — a "Damn Huat!" verdict. That makes it a confident buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Thin future upgrader pool. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Damn Huat!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2015
- Units: 616
- Developer: City Developments
- Avg PSF: ~$1,750 psf
- Price from: S$0.8M
Live market data
- Resale transactions (12mo): 33
- Recent resale PSF: ~$1,890 psf
- Gross rental yield: 3.1%
What works in its favour
- Both anchors locked in: 371m to PALM VIEW PRIMARY SCHOOL and 285m (~4-min walk) to Buangkok MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Hot resale demand: Demand pulse 100/100 — 33 resales in the last 12 months. Units turn over fast; easy to find buyers when you exit.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin future upgrader pool: Live count: 2 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 1167 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Jewel @ Buangkok suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
#17 of 141 condos in D19 for resale volume — this one moves. All boxes ticked. Now go fight for the discount.