Below-average project with notable weaknesses. Standout strengths: project size, tenure. Key weaknesses: schools, MRT access.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).

Primary School Effect20% weight

3/10

1 primary school within 1km (PIONEER PRIMARY SCHOOL, 0.79km away). Adequate but narrow school optionality.

Project Size16% weight

10/10

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

MRT Proximity13% weight

1/10

2.18km from Chinese Garden Mrt Stn (EW25) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.47% — above-average income return.

Tenure10% weight

9/10

99YR tenure — about 94 years remaining — no near-term decay concern.

Future Transformation6% weight

8/10

Strong future-catalyst exposure — closest driver: Tengah MRT (JS3, JRL1) at 1.07km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

Primary schools within 1km: Pioneer Primary School.

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