The Glyndebourne Review — Bukit Timah · D11
HuatScore: 67/100 — Good
Is The Glyndebourne a good buy?
HuatScore rates The Glyndebourne 67/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2009
- Units: 73
- Developer: Wing Tai Holdings
- Avg PSF: ~$2,200 psf
- Price from: S$2.0M
Live market data
- Resale transactions (12mo): 6
- Recent resale PSF: ~$2,180 psf
- Gross rental yield: 2.8%
What works in its favour
- Both anchors locked in: 538m to SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL and 266m (~3-min walk) to Stevens MRT (Exit 4). 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 — SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL: SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL is . 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 6 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 20/100 — only 6 resales in the last 12 months. 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 7 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who The Glyndebourne suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% 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
538m to Singapore Chinese Girls' Primary School. Kiasu parents confirm know. Only 73 units — your future buyer pool damn narrow leh.