New Futura Review — Leonie Hill · D09
HuatScore: 30/100 — Happy Can Liao
Is New Futura a good buy?
HuatScore rates New Futura 30/100 — a "Happy Can Liao" verdict. That makes it one to avoid unless the price moves 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. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Happy Can Liao
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2017
- Units: 124
- Developer: CDL
- Avg PSF: ~$3,500 psf
- Price from: S$3M
Live market data
- Resale transactions (12mo): 1
- Recent resale PSF: ~$4,100 psf
- Gross rental yield: 2.3%
What works in its favour
- Both anchors locked in: 489m to RIVER VALLEY PRIMARY SCHOOL and 190m (~2-min walk) to Great World MRT (Exit 5). 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 — RIVER VALLEY PRIMARY SCHOOL: RIVER VALLEY PRIMARY SCHOOL is . 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.
- 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 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 3/100 — only 1 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 251 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who New Futura suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- 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
489m to River Valley Primary School. Kiasu parents confirm know. Only 1 deals the whole year — sell also must queue.