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EDEN

DRAYCOTT PARK · D10 Newton
ApartmentFreehold
—
median $psf
$8.84
median rent · psf/mo
—
gross rental yield
22
highest floor
20
total units
2019
TOP / completion
Median rent from 6 URA rental contracts (last 12 mo).
52
/ 100
HomeVestor Investor Score
Best for: Family demand + Capital growth
Watch out for: Small project, Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity1
Growth69
Family88
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 69
Nearest growth node: Bishan 2.0 (Sub-Regional Centre) — ~2.8 km away (announced) → 71 · Nearest MRT ~538 m (Serangoon) → 66 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 1
20 units → 0 · 0 sales in 12 mo → 0 · 6 rental contracts → 2  =  average
Family demand · 88
Oversubscribed school within 1 km (Yangzheng Primary School, 2.1× demand) → 88
Overall · 52
The average of the 3 sub-scores above.
Risk flags
Small project — 20 units, thinner resale & rental liquidity · Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 6 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Eden is a freehold project in D10 Newton with limited yield data, thin liquidity and strong school demand (Yangzheng Primary School within 1 km). It sits ~2.8 km from the Bishan 2.0 (Sub-Regional Centre) growth node (announced).

Best suited for
  • Family demand buyers
  • Capital growth buyers
Less suited for
  • pure rental-yield investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.

Investment report

A plain-language read on Eden — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorFamily-demandLiquidity-thinsignals — how they're defined
Why this may work
  • In the Bishan 2.0 (Sub-Regional Centre) URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Oversubscribed primary school (Yangzheng Primary School) within 1 km — a durable family-demand anchor.
  • Freehold — no lease decay, so strong long-horizon holding power.
Why this may fail / what to watch
  • Thin liquidity (0 sales/12 mo · 20-unit project) — a slower, choppier exit and a softer price signal.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Nearby projectsmedian $psf of projects within ~2.0 km$1,548 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.0% target gross yield$3,536 psf
HomeVestor fair range$2,315–$3,007 psf
≈ $3,514,170–$4,564,626 for a ~1,518 sqft unit

See the D10 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.0% target gross yield for a CCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.
Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

Within 1 km — highest P1 priority
#20 Yangzheng Primary School 551 m#25 Maris Stella High School (Primary) 764 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Serangoon MRT Station · ~538 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameEDEN
Street NameDRAYCOTT PARK
Property TypeApartment
TenureFreehold
District / Planning AreaD10 / Newton
Completion2019
Number of units20 units
Highest floor in the project22
DeveloperCELESTIAL FORTUNE PTE LTD
Land Area (sqm)—
Master Plan Plot Ratio1.4

All transactions (2)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (22)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
CalculateMortgage