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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.59% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

9/10

1 primary school within 1km (KONG HWA SCHOOL, 0.70km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

280m from Paya Lebar Mrt Stn (CC9) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.76% — 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 2.82km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: KONG HWA School.

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