Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +2.51% — top-quartile performance within its 2014-era cohort (85th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.29km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

8/10

0.52km from Dakota Mrt Stn (CC8) — short walk to MRT, good transport convenience.

Rental Yield10% weight

7/10

Rental yield of 3.78% — strong income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.42km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).

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