NV Residences Review — Tampines / Pasir Ris · D18
HuatScore: 83/100 — Solid Choice!
Is NV Residences a good buy?
HuatScore rates NV Residences 83/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.5% 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: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2013
- Units: 642
- Developer: Hong Realty (Hong Leong)
- Avg PSF: ~$1,217 psf
- Price from: S$0.82M
Live market data
- Resale transactions (12mo): 22
- Recent resale PSF: ~$1,350 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 418m to ELIAS PARK PRIMARY SCHOOL and 646m (~8-min walk) to Pasir Ris 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.
- Sensible price gap: Launch PSF only +12% above local resale benchmark. Headroom for capital appreciation intact.
- 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 969 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 4 new launches competing in D18 · Tampines / Pasir Ris: 4 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who NV Residences suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.5% 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
33% capital gain since 2021, now ~$1,217 psf. Exit a bit thin — budget 5 to 8 years, cannot rush lah.