Zyon Grand Review — Queenstown / Tiong Bahru · D03
HuatScore: 50/100 — Good
Is Zyon Grand a good buy?
HuatScore rates Zyon Grand 50/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and patient own-stay owners. Strongest card: Genuinely well-connected. Main watch-out: Pricing is already full. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2030
- Units: 706
- Developer: CDL & Mitsui Fudosan
- Avg PSF: ~$3,054 psf
- Price from: S$1.62M
What works in its favour
- Genuinely well-connected: Location scores 10/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
- Inside the school-belt draw: Schools score 8/10 — sought-after primaries sit within the 1–2km band, the single most reliable source of durable family demand in Singapore.
What to watch out for
- Pricing is already full: Value scores 4/10 at ~$3,054 psf (entry from $1.62M) — the market has recognised this address, so the upside case needs to actually play out rather than merely re-rate.
- Plan a patient exit: Exit scores 4/10 across 706 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
- Softer rental pocket: Rental scores 6/10 and the ~2.9% gross estimate is thin — the case here leans on capital appreciation, not carry.
Who Zyon Grand suits
- Buyers who prioritise a central, well-connected address
- 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 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
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
School-belt address in Queenstown / Tiong Bahru, 706 units — parent crowd will circle. At ~$3,054 psf, price is full — must negotiate.