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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +1.63% — near-median performance within its 2014-era cohort (64th percentile).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: JING SHAN PRIMARY SCHOOL at 0.47km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

10/10

140m from Ang Mo Kio Mrt Stn (NS16) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 2.97% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 80 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Ang Mo Kio MRT CRL interchange (CR11, CRL1) at 0.16km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: JING SHAN Primary School, TECK GHEE Primary School, Mayflower Primary School, ANG MO KIO Primary School.

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