Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +1.82% — near-median performance within its 2015-era cohort (69th percentile).

Primary School Effect20% weight

10/10

5 primary schools within 1km (nearest: FENGSHAN PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

10/10

120m from Bedok Mrt Stn (EW5) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.48% — above-average income return.

Tenure10% weight

8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.12km, far enough that the impact on this project is modest.

Primary schools within 1km: Fengshan Primary School, Opera Estate Primary School, Bedok Green Primary School, YU NENG Primary School, RED Swastika School.

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