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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.01% — below-median performance vs same-vintage peers (35th percentile of 1999-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.47km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

6/10

0.81km from Hougang Mrt Stn (NE14) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

7/10

Rental yield of 3.73% — strong income return.

Tenure10% weight

5/10

99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.98km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, HOLY Innocents' Primary School.

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