Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, total returns.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +6.80% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

3/10

1 primary school within 1km (ZHONGHUA PRIMARY SCHOOL, 0.99km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

19 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

7/10

0.73km from Serangoon Mrt Stn (CC13) — short walk to MRT, good transport convenience.

Rental Yield10% weight

0/10

Rental yield of 1.91% — weak 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 Serangoon North MRT (CR9, CRL1) at 1.83km, far enough that the impact on this project is modest.

Primary schools within 1km: Zhonghua Primary School.

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