Rafflesia Condominium Review — Bishan / Ang Mo Kio · D20
HuatScore: 84/100 — Solid Choice!
Is Rafflesia Condominium a good buy?
HuatScore rates Rafflesia Condominium 84/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and patient own-stay owners. 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: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,613 psf
- Price from: S$1.4M
Live market data
- Resale transactions (12mo): 10
- Recent resale PSF: ~$1,650 psf
- Gross rental yield: 2.9%
What works in its favour
- Both anchors locked in: 747m to CATHOLIC HIGH SCHOOL [SAP·Autonomous·GEP·IP] and 362m (~5-min walk) to Marymount 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.
- Popular primary inside 1km — CATHOLIC HIGH SCHOOL: CATHOLIC HIGH SCHOOL is SAP · Autonomous · GEP · IP. 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 +5% above local resale benchmark. Headroom for capital appreciation intact.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
What to watch out for
- Thin transaction volume: Only 10 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
Who Rafflesia Condominium suits
- Buyers who prioritise a central, well-connected address
- Own-stay buyers or patient long-term investors not dependent on yield
- 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
747m to Catholic High School. Kiasu parents confirm know. Lease 70 years left — financing starts to pinch.