Investment Score

Investment potential score distribution

Properties scored2,687
Average52.5
Range10–82
Top scorerOXLEY EDGE (82)

Across 2,687 scored Singapore properties, the Investment Score — a 0–100 measure of investment attractiveness — averages 52.5, ranging from 10 to 82. OXLEY EDGE leads at 82. Source: ShiokNest analysis of URA caveat data, as of Jul 2026.

The distribution is concentrated in the 50-59 band, which holds 700 of the 2,687 properties scored (26.1%). Scores are relative to the scored set, not an absolute grade: a high Investment Score means a property ranks well against its peers here, and should be read alongside price, tenure and the underlying transaction volume.

Highest Investment Score — top 10
Rank Property District Segment Tenure Investment Score
#1 OXLEY EDGE D9 CCR Freehold 82
#2 ALEXIS D3 RCR Freehold 80
#3 LOFT@HOLLAND D10 CCR Freehold 80
#4 COMMONWEALTH TOWERS D3 RCR 99 yrs lease commencing from 2013 80
#5 HIGHLINE RESIDENCES D3 RCR 99 yrs lease commencing from 2013 80
#6 URBAN VISTA D16 OCR 99 yrs lease commencing from 2012 80
#7 THOMSON IMPRESSIONS D20 RCR 99 yrs lease commencing from 2015 80
#8 THE NAUTICAL D27 OCR 99 yrs lease commencing from 2011 79
#9 ORCHID PARK CONDOMINIUM D27 OCR 99 yrs lease commencing from 1991 79
#10 MARTIN MODERN D9 CCR 99 yrs lease commencing from 2016 79

How to Read the Investment Score Insight

Key Takeaways

  • Top three by investment score: OXLEY EDGE (82), ALEXIS (80), LOFT@HOLLAND (80).
  • Properties scored: 2,687.
  • Source: ShiokNest analysis of URA caveat data, as of Jul 2026.

What It Does

The Investment Potential Score ranks all 3,400+ ShiokNest-tracked developments on a 0–100 scale based on seven weighted factors: 5-year PSF price momentum, gross rental yield, transaction liquidity, MRT proximity, remaining lease, district market segment premium, and en-bloc potential. The score surfaces developments that combine multiple investment-favourable signals simultaneously — rather than being strong on one factor but weak on others. A development that scores 78 has above-aver...

Why It Matters

Most property investors in Singapore evaluate investments by a single metric — typically gross rental yield or recent capital appreciation — and miss the interplay between factors that determines the total return profile. A development with 4.8% gross yield in a district with declining transaction volume, 40 years of lease remaining, and 700m MRT walk is not a better investment than a 3.9% yield development with high liquidity, 99yr freehold, and 200m MRT walk. The yield advantage is r...

How It Works

  • Select a district from the filter or leave it blank to view Singapore-wide data.
  • Use the time-range buttons (1Y/2Y/3Y/5Y/All) to adjust the chart window.
  • Hover any point on the chart to see exact values and underlying transaction counts.
  • Review the KPI cards above the chart for headline numbers at a glance.

Examples

The figures in these examples are illustrative — they show how to read the data, not a live reading of it. Current values are in the summary at the top of this page.

OCR shortlist above score 65: finding mass-market value plays

Inputs
Segment filter
OCR only
Score threshold
≥ 65
Bedroom filter
2-bedroom
Sort by
Investment Score (descending)
Results
Matching developments
~52 (from 3,400+)
Top-scoring cluster
D19 and D20 — high yield, strong MRT proximity, freehold stock
Yield range (top 10)
3.8%–4.6% gross yield
Liquidity (top 10)
18–42 transactions/year per development

How to read this: The OCR 65+ filter narrows 3,400 developments to 52 that score well across multiple investment factors simultaneously. The D19 and D20 cluster dominates because these districts combine: competitive gross yield (above-median for OCR), above-average MRT proximity (multiple NEL/CCL stations), freehold or long-remaining leasehold tenure, and enough transaction volume to support exit liquidity. An investor who previously evaluated yield in isolation might have missed that several D2x developments have stronger total return profiles than some apparently higher-yield D14 developments with thin secondary markets and depreciating lease terms.

Score vs yield discrepancy: why a high-yield unit scores low

Inputs
Development A
D5 development: 4.8% yield, score 41
Development B
D15 development: 3.9% yield, score 69
Question
Why does B score 28 points higher despite lower yield?
Results
Development A liquidity
5 transactions/year — very thin market
Development A lease
57 years remaining — accelerating decay from ~2030
Development B liquidity
31 transactions/year — deep market
Development B tenure
Freehold — no lease decay drag

How to read this: Development A's 4.8% yield is real — but it comes with 57 years of remaining lease (meaning annual lease decay of ~1.3% in value by 2030 under SLA guidelines), and only 5 transactions per year means exit liquidity is a serious concern. Development B's 3.9% yield is lower, but freehold tenure eliminates lease decay, and 31 annual transactions mean an exit can be executed within 1–2 months at market price. The score correctly identifies B as the stronger investment, even though A would win a single-metric yield comparison. This is exactly the multi-factor visibility the Investment Potential Score provides.

Tips & Pitfalls

Expert Tips

  • Compare 2–3 districts side-by-side to spot relative outliers rather than reading a single number in isolation.
  • Always check the transaction count alongside any price metric — small sample sizes can produce misleading averages.
  • Pair this insight with the related calculators and maps below for a complete decision framework.

Common Pitfalls

  • Interpreting short-term movements (under 1 year) as trends — Singapore property data is noisy and needs a longer window.
  • Ignoring the difference between median and mean — means are pulled by luxury outliers in prime districts.
  • Forgetting that new-launch prices are often subsidised by developer discounts not visible in headline data.

Frequently Asked Questions

Where does the data come from?
Data is sourced from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) official APIs, refreshed monthly.
How often is this insight updated?
The underlying transaction data is synced monthly from URA and HDB. The charts recompute live as new data arrives.
Can I filter by district?
Yes — use the district filter above the chart. You can also share a deep link to a specific district via the URL.

Related Resources

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