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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +2.63% — but from only 4 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

2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.48km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.69km from Woodleigh Mrt Stn (NE11) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.01% — 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: Serangoon North MRT (CR9, CRL1) at 3.00km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Yangzheng Primary School, ST. Gabriel's Primary School.

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