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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.69% — below-median performance vs same-vintage peers (25th percentile of 2006-era cohort).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.43km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

1.11km from Bukit Gombak Mrt Stn (NS3) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

6/10

Rental yield of 3.64% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 73 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 2.08km, 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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