One Bernam Review — Tanjong Pagar · D02
HuatScore: 75/100 — Solid Choice!
Is One Bernam a good buy?
HuatScore rates One Bernam 75/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2026
- Units: 351
- Developer: MCC Land
- Avg PSF: ~$2,525 psf
- Price from: S$1.3M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,470 psf
- Gross rental yield: 3.6%
What works in its favour
- Both anchors locked in: 453m to CANTONMENT PRIMARY SCHOOL and 309m (~4-min walk) to Tanjong Pagar 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.
- Real gross yield: 3.6%: 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
- Thin transaction volume: Only 0 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 0/100 — only 0.0% annual turnover (0 resales/12mo). 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 211 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who One Bernam 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
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Tanjong Pagar MRT 4-min walk — slippers can already. No resale deals logged all year — price discovery all yours.