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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.28% — near-median performance within its 2002-era cohort (41th percentile).

Primary School Effect20% weight

10/10

9 primary schools within 1km (nearest: COMPASSVALE PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

10/10

70m from Sengkang Lrt Stn (STC) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

6/10

Rental yield of 3.55% — 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

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.22km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Compassvale Primary School, SENG KANG Primary School, NAN Chiau Primary School, Springdale Primary School, North Spring Primary School, Rivervale Primary School, North Vista Primary School, Anchor Green Primary School, PALM VIEW Primary School.

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