Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +1.30% — near-median performance within its 2016-era cohort (52th percentile).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.51km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

4/10

1.01km from Bukit Gombak Mrt Stn (NS3) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

4/10

Rental yield of 3.15% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.11km, far enough that the impact on this project is modest.

Primary schools within 1km: Lianhua Primary School, Keming Primary School, Bukit VIEW Primary School.

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