Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.63% — top-quartile performance within its 2016-era cohort (76th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: BUKIT PANJANG PRIMARY SCHOOL at 0.77km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

0.83km from Pending Lrt Stn (BP8) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.29% — above-average income return.

Tenure10% weight

8/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Beauty World integrated transport hub at 3.33km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Bukit Panjang Primary School, CHIJ OUR LADY Queen OF Peace.

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