Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +5.15% places this condo in the top 6% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.45km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

8/10

0.56km from Tampines Mrt Stn (DT32) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.04% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 85 years remaining — no near-term decay concern.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Pasir Ris MRT CRL interchange (CR5, CRL1) at 1.71km, far enough that the impact on this project is modest.

Primary schools within 1km: Angsana Primary School, POI Ching School, Tampines North Primary School, Gongshang Primary School.

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