Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation, total returns.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +5.30% — top-quartile performance within its 2004-era cohort (87th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.20km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

189 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

9/10

400m from Lorong Chuan Mrt Stn (CC14) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

Rental yield of 2.47% — weak income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 2.46km, far enough that the impact on this project is modest.

Primary schools within 1km: Yangzheng Primary School, ST. Gabriel's Primary School, CHIJ OUR LADY OF GOOD Counsel.

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