Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +4.22% places this condo in the top 5% of its 2014-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

8/10

5 primary schools within 1km (nearest: NORTH VISTA PRIMARY SCHOOL at 0.58km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

540 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

MRT Proximity13% weight

6/10

0.37km from Kangkar Lrt Stn (SE4) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

7/10

Rental yield of 3.88% — strong income return.

Tenure10% weight

8/10

99YR tenure — about 83 years remaining — no near-term decay concern.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Punggol Digital District at 2.91km, far enough that the impact on this project is modest.

Primary schools within 1km: North Vista Primary School, North Spring Primary School, Punggol Primary School, CHIJ OUR LADY OF THE Nativity, SENG KANG Primary School.

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