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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.00% — bottom 13% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

10/10

7 primary schools within 1km (nearest: YIO CHU KANG PRIMARY SCHOOL at 0.28km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.71km from Buangkok Mrt Stn (NE15) — short walk to MRT, good transport convenience.

Rental Yield10% weight

8/10

Rental yield of 4.03% — strong income return.

Tenure10% weight

5/10

99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Defu MRT (CR7, CRL1) at 0.61km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: YIO CHU KANG Primary School, PALM VIEW Primary School, Montfort Junior School, Punggol Primary School, Hougang Primary School, North Vista Primary School, Xinmin Primary School.

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