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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.16% — near-median performance within its 1985-era cohort (44th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.44km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

8/10

0.58km from Tanah Merah Mrt Stn (EW4) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.83% — below-average income return.

Tenure10% weight

4/10

99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.10km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.

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