Mori Review — Guillemard · D8
HuatScore: 66/100 — Good
Is Mori a good buy?
HuatScore rates Mori 66/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% 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: Good
- Region: Rest of Central Region
- Tenure: Freehold
- Completed: 2024
- Units: 137
- Developer: Roxy Pacific
- Avg PSF: ~$2,200 psf
- Price from: S$1.3M
Live market data
- Resale transactions (12mo): 1
- Recent resale PSF: ~$1,810 psf
- Gross rental yield: 3.9%
What works in its favour
- Both anchors locked in: 599m to KONG HWA SCHOOL [SAP] and 509m (~6-min walk) to Mountbatten 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 — KONG HWA SCHOOL: KONG HWA 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.
- Sensible price gap: Launch PSF only +9% above local resale benchmark. Headroom for capital appreciation intact.
- Deep future upgrader pool: Live count: 11 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 322 HDB blocks total within 2km). These upgraders are your most natural buyers when you exit.
What to watch out for
- Thin transaction volume: Only 1 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 12/100 — only 0.7% annual turnover (1 resales/12mo). Thin secondary-market activity; exits can be slow.
Who Mori suits
- Buyers who prioritise a central, well-connected address
- 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
Kong Hwa School within 1km at ~$2,200 psf — parents pay for this. Boutique 137 units. Beautiful, but exit also boutique.