Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: future transformation, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +0.00% — bottom 15% within its 1995-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ZHANGDE PRIMARY SCHOOL at 0.20km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

10/10

100m from Tiong Bahru Mrt Stn (EW17) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.66% — below-average income return.

Tenure10% weight

5/10

99YR tenure — about 65 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.60km, far enough that the impact on this project is modest.

Primary schools within 1km: Zhangde Primary School, Alexandra Primary School.

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