Kent Ridge Hill Residences Review — Kent Ridge · D05
HuatScore: 61/100 — Good
Is Kent Ridge Hill Residences a good buy?
HuatScore rates Kent Ridge Hill Residences 61/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Hot resale demand. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2024
- Units: 548
- Developer: Oxley Holdings
- Avg PSF: ~$1,975 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 34
- Recent resale PSF: ~$1,940 psf
- Gross rental yield: 4.0%
What works in its favour
- Hot resale demand: Demand pulse 100/100 — 6.2% annual turnover (34 resales/12mo). Units turn over fast; easy to find buyers when you exit.
- Real gross yield: 4.0%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 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
- District price gap is wide: New launch PSF is +36% above the 5–10 year resale median in Pasir Panjang / Clementi. Market needs ~8 years of growth to match the entry price.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 48 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D5 · Pasir Panjang / Clementi: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Kent Ridge Hill Residences 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
- Families for whom P1 school access is the primary criterion
Huat Kueh says
#7 of 67 in D5 for resale volume — this one moves. No tier-1 primary within 1km — parents will look elsewhere.
See the full Kent Ridge Hill Residences review on HuatScore →