Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +2.71% — near-median performance within its 2009-era cohort (51th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.76km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

100 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

7/10

0.72km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.61% — above-average 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 3.13km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: KONG HWA School, HAIG Girls' School, Tanjong Katong Primary School.

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