The Interweave Review — Toa Payoh · D12
HuatScore: 56/100 — Good
Is The Interweave a good buy?
HuatScore rates The Interweave 56/100 — 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: Real gross yield: 4.6%. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2024
- Units: 118
- Developer: ZACD Group
- Avg PSF: ~$1,600 psf
- Price from: S$1.0M
Live market data
- Resale transactions (12mo): 6
- Recent resale PSF: ~$1,640 psf
- Gross rental yield: 4.6%
What works in its favour
- Real gross yield: 4.6%: 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
- District price gap is wide: New launch PSF is +35% above the 5–10 year resale median in Balestier / Toa Payoh. Market needs ~7 years of growth to match the entry price.
- 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.
Who The Interweave 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
Hong Wen School in the 1km ring — parents confirm circling. No MRT within walk — bus or car life ah.