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

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +5.09% places this condo in the top 8% of its 2007-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.65km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

9/10

400m from Woodleigh Mrt Stn (NE11) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.82% — below-average 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 3.03km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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

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