Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.20% — top-quartile performance within its 2014-era cohort (77th percentile).

Primary School Effect20% weight

3/10

2 primary schools within 1km (nearest: OPERA ESTATE PRIMARY SCHOOL at 0.13km). Moderate school access.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

1.02km from Bedok Mrt Stn (EW5) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

3/10

Rental yield of 2.80% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.53km, far enough that the impact on this project is modest.

Primary schools within 1km: Opera Estate Primary School, ST. Stephen's School.

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