McNair Towers Review — Boon Keng · D12
HuatScore: 43/100 — Conditional Buy
Is McNair Towers a good buy?
HuatScore rates McNair Towers 43/100 — a "Conditional Buy" verdict. That makes it a speculative play for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Conditional Buy
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2027
- Units: 692
- Developer: GuocoLand
- Avg PSF: ~$2,300 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 9
- Recent resale PSF: ~$1,040 psf
What works in its favour
- Both anchors locked in: 333m to HONG WEN SCHOOL [SAP] and 158m (~2-min walk) to Boon Keng MRT (Exit A). 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.
- Popular primary inside 1km — HONG WEN SCHOOL: HONG WEN SCHOOL is SAP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Estimated gross yield: 4.4%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
- 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 transaction volume: Only 9 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 30/100 — only 9 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
Who McNair Towers suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
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
Hong Wen School at 333m — that keeps demand deep. Mixed bag lah — go in with eyes open.