This “PrimeKey Analysis: Kent Ridge Hill Residences Investment Review” presents the project’s overall investment score/grade and provides a detailed breakdown of information across the 8 core pillars.
Kent Ridge Hill Residences Basic Facts
| Description | Details |
| Project Name | Kent Ridge Hill Residences |
| Street Name | South Buona Vista Road |
| Est. Land Size (sqm) | 29,659 |
| Master Plan GFA (sqm) | 41,523 |
| Master Plan Plot Ratio | 1.40 |
| District | 5 |
| District/Planning Area | Queenstown |
| Region | Rest of Central Region (RCR) |
| Tenure | 99 years from 10/11/2018 |
| Number of Units | 498 condos and 50 landed units |
| Completion | 2023 |
Kent Ridge Hill Residences Investment Review
⬤ Average Overall Score: 33/40 (82.5%) or 4.1/5 ★
[Investment Grade]
PrimeKey Analysis’ Investment Grading of Kent Ridge Hill Residences
| PrimeKey Analysis Scoring Framework for the 8 Core Pillars | |
|
MRT Connectivity
★★★★☆
|
Growth Hotspots
★★★★★
|
|
GLS / Enbloc Sites Pipeline
★★★★★
|
Project Size
★★★★★
|
|
Remaining Tenure
★★★★★
|
Rental Yield
★★★★★
|
|
School Effect
★☆☆☆☆
|
MOP Cluster
★★★☆☆
|
PrimeKey Analysis Scoring Explained
PrimeKey Analysis evaluate a property’s investment potential on 8 key pillars, as shown below:
| No. | Criteria | Rating | Analysis |
| 1 | MRT Connectivity | 4★ | Kent Ridge Hill Residences is conveniently located within a 9-minute walk from the Pasir Panjang MRT Station on the Circle. This falls within the 5 to 10 minute range, which is considered very convenient.
The easy access to commuting enhances the development’s attractiveness, especially for those who use public transport for work, study, and leisure. Hence, Kent Ridge Hill Residences is positioned favourably among mid-tiered RCR developments, especially given its proximity to the Central Business Districts and Downtown Singapore. |
| 2 | Growth Hotspots (GHS) | 5★ | While not falling within the GHS zone, Kent Ridge Hill Residences is strategically situated within 380m from the Science Park South growth corridor, allowing it to benefit from future infrastructure enhancements, commercial growth, and potential rezoning initiatives.
The proximity to such potential growth nodes often leads to more rapid growth prospects compared to developments located beyond 500m. |
| 3 | Government Land Sales / Enbloc Sites Pipeline | 5★ | The presence of five confirmed or reserve GLS sites located within 2km of Kent Ridge Hill Residences portends an increase in future housing supply, which could potentially exert downward pressure on prices.
But at the same time, this concentration of development opportunities indicates strong market confidence in the area’s long-term trajectory. Compared to typical clusters that may have one or two GLS sites, this density significantly elevates the project’s growth prospects, including potential en bloc redevelopments that may drive speculative interest. |
| 4 | Project Size | 5★ | With 498 units, Kent Ridge Hill Residences qualifies as a large-scale development, exceeding the 400-unit threshold for maximum rating.
This size offers economies of scale, leading to better amenities and community facilities, as well as lower maintenance fees. Large projects also tend to attract more buyer interest due to their visibility amid a higher number of transactions. In the current market, such scale is increasingly rare in the RCR, giving the development a distinct edge in terms of market presence. |
| 5 | Remaining Tenure | 5★ | The project has a remaining lease of 91 years, exceeding the 90-year threshold for maximum rating.
This long remaining tenure ensures strong long-term value retention and appeals to both owner-occupiers and investors concerned about lease decay and future resale viability. Compared to developments with shorter tenures, this provides a significant buffer against depreciation risks, especially when compared to freehold properties that tend to hold prices better. |
| 6 | Rental Yield | 5★ | The projected rental yield of 4.0% in the RCR region is exceptionally strong, meeting the highest benchmark for this category.
This level of return is attractive even in a competitive rental market, reflecting either strong demand or favourable pricing strategy. For investors, this yield translates into solid cash flow generation, especially when combined with the project’s other strengths such as MRT access and growth potential. It positions the property as a top performer in income-focused portfolios. |
| 7 | School Effect | 1★ | The absence of any schools within 1km and 2km radius represents a significant drawback for families with children, limiting the project’s appeal to households prioritising proximity to quality schools.
While some buyers may be willing to overlook this gap due to other positive factors, it nevertheless remains a critical weakness in a market where school catchment zones heavily influence demand. |
| 8 | MOP Cluster | 3★ | Approximately 1,480 HDB and BTO units are expected to reach their Minimum Occupation Period (MOP) within the next decade. This forms a moderate pool of potential upgraders which could enter the private market and supports sustained demand.
Although it falls below the larger clusters of over 2,000 units, the project still benefits from a sufficiently sizeable pool that supports liquidity and sustained demand. This will help to underpin resale prospects and price resilience, particularly during periods of market strength. |
The Colour / Investment Grading Explained
Below is an explanation on what the colour/investment grading refers to. To find out more about how a project is being scored, please refer to PrimeKey Analysis.
| Color | Percentage Range | Interpretation |
|
GREEN
|
Above 75% | Investment Grade – Strong fundamentals and investment-grade potential. |
|
YELLOW
|
50.1% – 75% | Moderate Risk – A sound profile with manageable trade-offs. |
|
ORANGE
|
25.1% – 50% | Elevated Risk – Elevated risks that deserve careful consideration. |
|
RED
|
Below 25% | Proceed with Caution – Significant structural weaknesses where the probability of underperformance is high. |
