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PrimeKey Analysis
PrimeKey Picks: 11 New Launch Projects Rated & Compared
By Benjamin Cham · 10 Jun 2026 · 8 min read
Every project in this report has been run through PrimeKey — a proprietary scoring framework developed by Navis, a division of Huttons Asia. It evaluates private residential properties across eight investment factors: MRT connectivity, growth hotspot proximity, GLS pipeline, project size, remaining tenure, rental yield, school catchment, and HDB upgrader demand. Each factor is scored 1–5 and aggregated into an overall star rating.
The 11 projects below are a mix of upcoming GLS sites and currently available launches. Some are still taking registrations of interest. Others are live. All have been assessed as of April 2026.
Quick comparison
| Project |
Rating |
MRT |
Units |
| Dorset Road GLS (United Venture) |
4.8 ★ |
3 min walk · Farrer Park |
428 |
| Tanjong Rhu GLS |
4.6 ★ |
8 min walk · Katong Park |
530 |
| Pinery Residences |
4.6 ★ |
3 min walk · Tampines West |
588 |
| Bedok Rise GLS (Allgreen) |
4.5 ★ |
1 min walk · Tanah Merah |
380 |
| Chuan Grove GLS (Sing Holdings / Sunway) |
4.5 ★ |
5 min walk · Lorong Chuan |
1,055 |
| Peck Hay Road GLS |
4.4 ★ |
4 min walk · Newton |
315 |
| Bukit Timah Road GLS (HH Investment) |
4.4 ★ |
1 min walk · Newton |
340 |
| Hougang Central GLS (UOL / Capitaland) |
4.4 ★ |
1 min walk · Hougang |
835 |
| Valley Point Residences (Redevelopment) |
4.2 ★ |
11 min walk · Great World |
622 |
| Chencharu Close GLS (Evia / Garmuda) |
4.1 ★ |
6 min walk · Khatib |
875 |
| Marina Square Residences (Redevelopment) |
3.9 ★ |
3 min walk · Promenade |
702 |
Here's the full breakdown for each project — rewards, risks, and the factors that drove the score.
Project breakdowns
Dorset Road GLS (United Venture)
★ 4.8
Little India · 3 min walk to Farrer Park MRT · 428 units · Freehold
Key Rewards
- Highest price growth potential — 7 GLS sites nearby
- Excellent rental returns for investors
- 3 Elite-tier primary schools within 1km
- Strong HDB upgrader demand — 7 BTO clusters, 4,410 units nearby
- No lease decay risk
No significant risks identified
Marine Parade / Katong · 8 min walk to Katong Park MRT · 530 units · Freehold
Key Rewards
- Highest price growth potential — 4 GLS sites nearby
- Excellent rental returns for investors
- High growth potential — 0.7km to GHS Marina East growth hotspot
- 2 Elite-tier primary schools within 1km
- High HDB upgrader demand — 3 BTO clusters, 1,618 units
- No lease decay risk
No significant risks identified
Tampines · 3 min walk to Tampines West MRT · 588 units · Freehold
Key Rewards
- Good price growth potential — 2 GLS sites nearby
- Good rental returns for investors
- Highest growth potential in its area
- 4 Elite-tier primary schools within 1km
- Highest HDB upgrader demand — 16 BTO clusters, 10,914 units nearby
- No lease decay risk
No significant risks identified
Bedok Rise GLS (Allgreen)
★ 4.5
Bedok / Bayshore · 1 min walk to Tanah Merah MRT · 380 units · Freehold
Key Rewards
- Highest price growth potential — 6 GLS sites nearby
- Good rental returns for investors
- Average growth potential — 1.0km to GHS Bayshore growth hotspot
- 3 Elite-tier primary schools within 1km
- Effectively doorstep MRT — 1 min walk to Tanah Merah
- High HDB upgrader demand — 5 BTO clusters, 4,175 units
- No lease decay risk
No significant risks identified
Chuan Grove GLS (Sing Holdings / Sunway)
★ 4.5
Serangoon / Lorong Chuan · 5 min walk to Lorong Chuan MRT · 1,055 units · Freehold
Key Rewards
- High price growth potential — 3 GLS sites nearby
- Good rental returns for investors
- High growth potential — 0.9km to GHS Bishan growth hotspot
- 4 Popular-tier primary schools within 1km
- Largest project in this comparison — 1,055 units drives liquidity
- Highest HDB upgrader demand — 7 BTO clusters, 4,686 units
- No lease decay risk
No significant risks identified
Newton / Novena · 4 min walk to Newton MRT · 315 units · Freehold
Key Rewards
- Highest price growth potential — 8 GLS sites nearby
- Excellent rental returns for investors
- Highest growth potential in its area
- 2 Elite-tier primary schools within 1km
- No lease decay risk
Key Risks
- Low demand from HDB upgraders in the near term
Bukit Timah Road GLS (HH Investment)
★ 4.4
Newton · 1 min walk to Newton MRT · 340 units · Freehold
Key Rewards
- Highest price growth potential — 6 GLS sites nearby
- Excellent rental returns for investors
- Highest growth potential in its area
- 3 Elite-tier primary schools within 1km
- Effectively doorstep MRT — 1 min walk to Newton
- No lease decay risk
Key Risks
- Low demand from HDB upgraders in the near term
Hougang Central GLS (UOL / Capitaland)
★ 4.4
Hougang · 1 min walk to Hougang MRT · 835 units · Freehold
Key Rewards
- Good rental returns for investors
- Highest growth potential in its area
- 5 Elite-tier primary schools within 1km
- Effectively doorstep MRT — 1 min walk to Hougang
- Highest HDB upgrader demand — 16 BTO clusters, 9,877 units nearby
- No lease decay risk
Key Risks
- No GLS plots nearby — limited price growth catalyst from land supply
Valley Point Residences (Redevelopment)
★ 4.2
River Valley · 11 min walk to Great World MRT · 622 units · Freehold
Key Rewards
- Highest price growth potential — 9 GLS sites nearby
- Excellent rental returns for investors
- High growth potential — 0.9km to GHS Orchard Paterson growth hotspot
- 3 Premium-tier primary schools within 1km
- High HDB upgrader demand — 2 BTO clusters, 1,718 units
- No lease decay risk
No significant risks identified
Chencharu Close GLS (Evia / Garmuda)
★ 4.1
Yishun / Khatib · 6 min walk to Khatib MRT · 875 units · Freehold
Key Rewards
- Good rental returns for investors
- Highest growth potential in its area
- 2 Popular-tier primary schools within 1km
- Highest HDB upgrader demand — 7 BTO clusters, 5,102 units nearby
- No lease decay risk
Key Risks
- No GLS plots nearby — limited price growth catalyst from land supply
Marina Square Residences (Redevelopment)
★ 3.9
Marina Centre · 3 min walk to Promenade MRT · 702 units · Freehold
Key Rewards
- Highest price growth potential — 8 GLS sites nearby
- Excellent rental returns for investors
- High growth potential — 0.9km to GSW Marina East growth hotspot
- No lease decay risk
Key Risks
- No qualifying primary school within 1km — lowest long-term demand consistency of this group
- Low demand from HDB upgraders in the near term
What the scores don't tell you
PrimeKey gives you a structured basis for comparison — but a score can't weigh your personal situation. The Newton projects score well on rental yield and growth but carry low HDB upgrader demand, which matters if you're sizing up future buyer profiles. Pinery Residences scores a 4.6 partly on the back of 16 BTO clusters in the catchment — a real tailwind for demand, but one that plays out over years, not months.
Marina Square's 3.9 reflects a genuine gap: no qualifying primary school within 1km suppresses long-term demand consistency in ways that rental yield doesn't offset. That doesn't make it a bad investment — it means the buyer profile is narrower, which has implications for liquidity when you eventually sell.
If you want a full PrimeKey report on any specific project — including the radar chart, factor-by-factor breakdown, target buyer profile, and investment verdict — request one below. Cham will send it to your WhatsApp as a PDF within 24 hours.
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