The Quintet Review — Upper Bukit Timah · D21
HuatScore: 74/100 — Solid Choice!
Is The Quintet a good buy?
HuatScore rates The Quintet 74/100 — 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: Both anchors locked in. 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: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2007
- Units: 396
- Developer: Frasers Centrepoint
- Avg PSF: ~$1,000 psf
- Price from: S$1.0M
Live market data
- Resale transactions (12mo): 6
- Recent resale PSF: ~$1,070 psf
What works in its favour
- Both anchors locked in: 227m to YEW TEE PRIMARY SCHOOL and 407m (~5-min walk) to Yew Tee 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.
- Estimated gross yield: 4.3%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
- 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 +31% above the 5–10 year resale median in Hillview / Bukit Panjang / Bukit Batok. 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 Quintet 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
Up 36% since 2021 to ~$1,000 psf — market already voted. Exit a bit thin — budget 5 to 8 years, cannot rush lah.