Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.89% — below-median performance vs same-vintage peers (33th percentile of 1995-era cohort).

Primary School Effect20% weight

3/10

2 primary schools within 1km (nearest: ST. STEPHEN'S SCHOOL at 0.61km). Moderate school access.

Project Size16% weight

8/10

354 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

10/10

100m from Kembangan Mrt Stn (EW6) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

6/10

Rental yield of 3.60% — above-average income return.

Tenure10% weight

5/10

99YR tenure — about 66 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 2.02km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Stephen's School, Telok Kurau Primary School.

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