Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: future transformation, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.18% — bottom 11% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

5/10

2 primary schools within 1km (nearest: WHITE SANDS PRIMARY SCHOOL at 0.85km). Moderate school access.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

1.40km from Tampines East Mrt Stn (DT33) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.25% — above-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Loyang MRT (CR2, CRL1) at 1.34km, far enough that the impact on this project is modest.

Primary schools within 1km: White Sands Primary School, EAST Spring Primary School.

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