Twin Peaks Review — Leonie Hill · D09
HuatScore: 59/100 — Good
Is Twin Peaks a good buy?
HuatScore rates Twin Peaks 59/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin future upgrader pool. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Completed: 2014
- Units: 462
- Developer: OUE
- Avg PSF: ~$2,500 psf
- Price from: S$1.8M
Live market data
- Resale transactions (12mo): 23
- Recent resale PSF: ~$2,430 psf
- Gross rental yield: 3.8%
What works in its favour
- Both anchors locked in: 625m to RIVER VALLEY PRIMARY SCHOOL and 291m (~4-min walk) to Great World MRT (Exit 5). 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 — RIVER VALLEY PRIMARY SCHOOL: RIVER VALLEY 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 +6% above local resale benchmark. Headroom for capital appreciation intact.
- Real gross yield: 3.8%: 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 225 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 6 new launches competing in D9 · Orchard / River Valley: 6 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Twin Peaks suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
625m to River Valley Primary School. Kiasu parents confirm know. Price trend still sliding — no need to chase.