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RAINTREE GARDENS

Potong Pasir Avenue 1 · D13 Toa Payoh
Apartment99-year
—
median $psf
—
median rent · psf/mo
—
gross rental yield
—
highest floor
175
total units
—
TOP / completion
50
/ 100
HomeVestor Investor Score
Best for: Capital growth + Family demand
Watch out for: Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity4
Growth74
Family71
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 · 74
Nearest growth node: Bishan 2.0 (Sub-Regional Centre) — ~2.8 km away (announced) → 72 · Nearest MRT ~444 m (Potong Pasir) → 76 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 4
175 units → 13 · 0 sales in 12 mo → 0 · 0 rental contracts → 0  =  average
Family demand · 71
Oversubscribed school within 1 km (St Andrew's Junior School, 1.2× demand) → 71
Overall · 50
The average of the 3 sub-scores above.
Risk flags
Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 0 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

Raintree Gardens is a 60-yr remaining leasehold project in D13 Toa Payoh with limited yield data, thin liquidity and strong school demand (St Andrew's Junior School within 1 km). It sits ~2.8 km from the Bishan 2.0 (Sub-Regional Centre) growth node (announced).

Best suited for
  • Capital growth buyers
  • Family demand 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.
  • Factor lease decay into your exit horizon.

Investment report

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

Growth-corridorFamily-demandLiquidity-thinLease-sensitivesignals — 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 (St Andrew's Junior School) within 1 km — a durable family-demand anchor.
  • Potong Pasir MRT Station MRT within ~444 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Short remaining lease (~60 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
  • Thin liquidity (0 sales/12 mo) — 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$1,577 psf
HomeVestor fair range$1,498–$1,656 psf

See the D13 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 3.4% target gross yield for a RCR 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.

1 – 2 km
#19 Pei Chun Public School 1306 m#25 Maris Stella High School (Primary) 1405 m#20 Yangzheng Primary School 1546 m#13 Hong Wen School 1792 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: Potong Pasir MRT Station · ~444 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameRAINTREE GARDENS
Street NamePotong Pasir Avenue 1
Property TypeApartment
Tenure99 yrs from 1987 · ~60 yrs left
District / Planning AreaD13 / Toa Payoh
Completion—
Number of units175 units
Highest floor in the project—
DeveloperTuan Sing
Land Area (sqm)—
Master Plan Plot Ratio2.8

All transactions

No transactions recorded for this project yet.

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