Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.76% — near-median performance within its 1991-era cohort (54th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: CEDAR PRIMARY SCHOOL at 0.77km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

10/10

120m from Woodleigh Mrt Stn (NE11) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

Rental yield of 2.34% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.81km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Cedar Primary School, Maris Stella HIGH School (Primary), ST Andrew's School (Junior).

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