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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.83% — below-median performance vs same-vintage peers (28th percentile of 1999-era cohort).

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: ZHENGHUA PRIMARY SCHOOL at 0.53km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

0.32km from Bangkit Lrt Stn (BP9) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.24% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

0/10

No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.

Primary schools within 1km: Zhenghua Primary School, Beacon Primary School, Bukit Panjang Primary School, Greenridge Primary School.

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