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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.61% — bottom 19% within its 2002-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

3/10

2 primary schools within 1km (nearest: ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL at 0.69km). Moderate school access.

Project Size16% weight

8/10

482 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

9/10

250m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.41% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

7/10

Strong future-catalyst exposure — closest driver: Xilin MRT (DT37, DTL3e) at 0.57km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

Primary schools within 1km: ST. Anthony's Canossian Primary School, Bedok Green Primary School.

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