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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.89% — below-median performance vs same-vintage peers (20th percentile of 2004-era cohort).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: EAST SPRING PRIMARY SCHOOL at 0.40km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

8/10

0.58km from Upper Changi Mrt Stn (DT34) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.59% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Loyang MRT (CR2, CRL1) at 2.87km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: EAST Spring Primary School, Chongzheng Primary School, Yumin Primary School.

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