Ridgewood Review — Bukit Timah / Holland · D10
HuatScore: 64/100 — Good
Is Ridgewood a good buy?
HuatScore rates Ridgewood 64/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff 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: Good
- Region: Core Central Region
- Tenure: 999-yr leasehold
- Avg PSF: ~$1,833 psf
- Price from: S$2.58M
Live market data
- Resale transactions (12mo): 15
- Recent resale PSF: ~$1,810 psf
- Gross rental yield: 2.2%
What works in its favour
- Both anchors locked in: 649m to HENRY PARK PRIMARY SCHOOL [GEP] and 672m (~8-min walk) to Dover 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 — HENRY PARK PRIMARY SCHOOL: HENRY PARK PRIMARY SCHOOL is GEP. 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 +11% 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 transaction volume: Only 15 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
Who Ridgewood suits
- Value-focused buyers comfortable with the location tradeoff
- 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
Henry Park Primary School in the 1km ring — parents confirm circling. Yield only ~2.2% — rent won't carry the loan.