PRIMEKEY ANALYSIS FRAMEWORK

How do you know which project holds the true investment potential? Navis has the data you need to be a savvy investor.

Use PrimeKey Analysis Report to compare condos in Singapore objectively

Get 1st-hand access to our powerful, data-driven PrimeKey Reports, the ultimate tool to highlight the investment grade of every upcoming or resale property based on their rewards and risks.

Our analysis is based on:

• Proven investment backtests and historical studies.

• In-depth, unbiased SWOT analysis of upcoming projects.

• Uncovering the 8 precise critical factors that top investors look for.

See the PrimeKey Score on our intuitive app interface.

PrimeKey Analysis snowflake on Tengah Garden Residences

PrimeKey Analysis Framework takes the guesswork out of investing. Through PrimeKey Analysis, I provide my clients with an objective assessment by analysing 8 critical factors that includes MRT distance, Growth Hotspots, upcoming Land Supply, Rental Demand, Project Size, Schools, MOP cluster and Remaining Tenure.

PrimeKey Analysis Framework uses 8 key growth factors to analyse the Singapore Condos

1. MRT Connectivity

Buyers and even tenants are looking for homes near the MRT, it not only reduces travelling time, it also reduces the discomfort we suffer walking in our hot and humid weather. Study shows that approximately 6/10 of the population prefer a maximum of 10 minutes walk to a MRT station. (https://www.straitstimes.com/singapore/transport/less-need-to-have-car-if-its-a-10min-walk-to-public-transport)

2. Growth Hotspots (Proximity)

Being located within or near a URA Master Plan growth hotspot historically delivers higher price growth due to infrastructure transformation. Based on past trends on emerging hotspots, property prices have shown a high correlation of growth when the government invests in infrastructure in the area.

There are major and minor growth hotspots and investors would do best when investing long term in the major ones where upcoming commercial, residential hubs and amenities are built over time.

3. Government Land Sales (Future Supply)

Future release of land nearby fuel future growth, as land prices escalate over time, historically lifting asset values of earlier launches.

4. Project Size (Number of units)

Larger developments enjoy a greater variety of facilities which enhances liveability, and a higher resale transaction volume, which reduces liquidity risks. In addition, larger projects will enjoy the economies of scale when it comes to the maintenance and upkeep of a development's facilities, building condition, lifts, landscaping, gates and so on.

5. Remaining Tenure

A healthy remaining tenure helps to prevent equity decay and ensures a higher probability of a profitable exit. A long remaining tenure (e.g. > 90 years) position the property in its growth phase, maximising its potential for capital appreciation before the effects of lease decay becomes significant.

In terms of financing, banks have stricter loan to value rules for properties with shorter leases. The use of CPF OA to fund residential property purchase will also be restricted if the remaining lease cannot cover the buyer up to 95 years old.

6. Nearby Primary Schools

Being within 1km to primary schools helps in enrolment probabilities for families with young kids and provides a consistent demand pool. In Singapore's competitive education landscape, proximity to reputable primary schools is a consistent driver of housing demand. Reputable schools aside, living near to the schools definitely helps the children save travelling time and use that time to rest or engage in fun activities.

7. MOP Cluster (Upgrader demand)

Neighbourhoods with higher numbers of HDB flats reaching their Minimum Occupation period (MOP) generate demand as homeowners look to upgrade within the same estate, a common occurrence across most upgraders. Only flats that are reaching their MOP within the next 5 years are considered and included in the scoring framework as longer MOP timeframes do not reasonably have an impact in the near term. Upon MOP, the MOP effect lasts for 10 years as not all sellers sell immediately upon MOP.

8. Rental Demand (Yield %)

Higher yields indicate strong demand, providing better cash flow for landlords and increased demands from potential investors.

Summary

Every factor in the PrimeKey Analysis Framework is analysed with clarity and purpose - helping investors and homeowners make more confident long term decisions.

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Kar Hoon is a realtor active in District 19

Kar Hoon is a realtor active in District 19. She has lived in Punggol for more than 20 years and is very familiar with the estate. She works with clients to plan their asset progression journey. Her goal is to help others acquire their dream homes and navigate their real estate investment journeys with confidence and care.

Contact Kar Hoon for a non-obligatory discussion.