Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, future transformation.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +5.21% places this condo in the top 10% of its 2008-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.28km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

230m from Potong Pasir Mrt Stn (NE10) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.11% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

0/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.48km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School.

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