Sky Green Review — Macpherson / Potong Pasir · D13
PI Score: 55/100 — Good
Is Sky Green a good buy?
PI Score rates Sky Green 55/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~4.2% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: Freehold
- Avg PSF: ~$1,859 psf
- Price from: S$0.82M
Live market data
- Resale transactions (12mo): 9
- Recent resale PSF: ~$1,620 psf
- Gross rental yield: 4.2%
What works in its favour
- Both anchors locked in: 790m to CANOSSA CATHOLIC PRIMARY SCHOOL and 321m (~4-min walk) to Tai Seng 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.
- Deep future upgrader pool: Live count: 23 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 381 HDB blocks total within 2km). These upgraders are your most natural buyers when you exit.
- Tight new-launch competition: No active private launch in your district — scarcity supports resale liquidity and pricing.
- Real gross yield: 4.2%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
What to watch out for
- District price gap is wide: New launch PSF is +31% above the 5–10 year resale median in Macpherson / Potong Pasir. Market needs ~7 years of growth to match the entry price.
- Thin transaction volume: Only 9 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 30/100 — only 9 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
Who Sky Green suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~4.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
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
321m to Tai Seng MRT. Rain also don't need umbrella. Average lah, got nuance. Your holding power decides.
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