Wallich Residence Review — Tanjong Pagar · D02
HuatScore: 49/100 — Conditional Buy
Is Wallich Residence a good buy?
HuatScore rates Wallich Residence 49/100 — a "Conditional Buy" verdict. That makes it a speculative play for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.5% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Conditional Buy
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Completed: 2017
- Units: 181
- Developer: GuocoLand
- Avg PSF: ~$3,250 psf
- Price from: S$1.9M
Live market data
- Resale transactions (12mo): 7
- Recent resale PSF: ~$3,130 psf
What works in its favour
- Both anchors locked in: 673m to CANTONMENT PRIMARY SCHOOL and 76m (~1-min walk) to Tanjong Pagar MRT (Exit I). 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: 4.8%: 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
- Thin transaction volume: Only 7 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 23/100 — only 7 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 194 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Wallich Residence suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.5% 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
Tanjong Pagar MRT 1-min walk — slippers can already. Only 181 units — your future buyer pool damn narrow leh.