Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +3.14% — top-quartile performance within its 2016-era cohort (83th percentile).

Primary School Effect20% weight

8/10

6 primary schools within 1km (nearest: GREENDALE PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

530 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

MRT Proximity13% weight

2/10

0.23km from Coral Edge Lrt Stn (PE3) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

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

Tenure10% weight

8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

Future Transformation6% weight

8/10

Strong future-catalyst exposure — closest driver: Punggol Digital District at 1.45km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

Primary schools within 1km: Greendale Primary School, MEE TOH School, Horizon Primary School, Waterway Primary School, Rivervale Primary School, Edgefield Primary School.

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