Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: future transformation, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.77% — below-median performance vs same-vintage peers (26th percentile of 1999-era cohort).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.13km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

9/10

300m from Bukit Gombak Mrt Stn (NS3) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

6/10

Rental yield of 3.57% — above-average income return.

Tenure10% weight

5/10

99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.01km, far enough that the impact on this project is modest.

Primary schools within 1km: Lianhua Primary School, Dazhong Primary School, ST. Anthony's Primary School, Bukit VIEW Primary School.

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