75% unsold after 18 months. The market has delivered its verdict — and it's a clear SKIP.
One Sophia scores 4.0 — the second lowest Deal Score in our series. Only 25% sold after 18 months is the data point that overrides everything else. The numbers look acceptable on paper — $2,801 PSF, 16.4% above D9 modern resale, four MRT stations within 500m including Dhoby Ghaut triple interchange, two primary schools within 1km. But the market has delivered a clear verdict: 75% unsold for over a year in a market where strong projects sell 90%+ on day one. The core problem is tenure. This is a 99-year leasehold in a district where freehold is the norm — at similar PSFs, buyers can find permanent tenure in D9/D10. The discount isn't large enough to overcome the structural disadvantage.
75% unsold after 18 months is the starkest red flag in our scoring series. This is the worst sales performance of any project we have scored. The structural problem is 99-year leasehold in a freehold-dominated CCR district — comparable freehold options exist at similar PSFs. If you bought early, future developer discounts to clear inventory could undercut your position. The market has voted with its feet.
Owner-occupiers who specifically need this micro-location and can negotiate a material discount (10%+) given the weak take-up.
Investors — 75% unsold after 18 months means the market has already delivered its verdict on the pricing. Future discounts will undercut early buyers. Anyone who hasn't compared freehold options at similar PSFs in D9/D10. Buyers who assume CCR automatically means capital appreciation.
Based on 75% LTV, 2.5% interest, 25-year loan. Your actual numbers depend on CPF balance, ABSD status, income, and existing property.
What does this actually cost YOU?Or chat directly on WhatsApp →