Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.36% — near-median performance within its 1999-era cohort (51th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.79km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

49 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

8/10

0.60km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.51% — 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 2.99km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: KONG HWA School, HAIG Girls' School, Tanjong Katong Primary School.

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