Sceneca Residence Review — Tanah Merah · D16
PI Score: 68/100 — Good
Is Sceneca Residence a good buy?
PI Score rates Sceneca Residence 68/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-09 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2025
- Units: 268
- Developer: MCC Land × TID
- Avg PSF: ~$2,075 psf
- Price from: S$1.0M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$2,090 psf
What works in its favour
- Both anchors locked in: 909m to ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL and 116m (~1-min walk) to Tanah Merah MRT (Exit B). 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.
- 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 0 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 0/100 — only 0.0% annual turnover (0 resales/12mo). 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 407 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Sceneca Residence suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- 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
116m to Tanah Merah MRT. Rain also don't need umbrella. No resale deals logged all year — price discovery all yours.
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