The Glades Review — Tanah Merah · D16
HuatScore: 81/100 — Solid Choice!
Is The Glades a good buy?
HuatScore rates The Glades 81/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Sensible price gap. 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: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2016
- Units: 726
- Developer: Keppel Land
- Avg PSF: ~$1,750 psf
- Price from: S$0.8M
Live market data
- Resale transactions (12mo): 39
- Recent resale PSF: ~$1,740 psf
- Gross rental yield: 3.9%
What works in its favour
- Sensible price gap: Launch PSF only +6% above local resale benchmark. Headroom for capital appreciation intact.
- Healthy transaction liquidity: 39 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 90/100 — 5.4% annual turnover (39 resales/12mo). Units turn over fast; easy to find buyers when you exit.
- Real gross yield: 3.9%: 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.
What to watch out for
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 343 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D16 · Bedok / Upper East Coast: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who The Glades 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
#2 of 60 condos in D16 for resale volume — this one moves. No tier-1 primary within 1km — parents will look elsewhere.