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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.04% — below-median performance vs same-vintage peers (36th percentile of 1994-era cohort).

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.47km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

6/10

0.89km from Pasir Ris Mrt Stn (EW1) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

5/10

Rental yield of 3.48% — above-average income return.

Tenure10% weight

5/10

99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.78km, far enough that the impact on this project is modest.

Primary schools within 1km: Elias PARK Primary School, PARK VIEW Primary School, Meridian Primary School, Angsana Primary School.

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