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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.89% — below-median performance vs same-vintage peers (37th percentile of 2017-era cohort).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.76km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.51km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 2.98% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.76km, far enough that the impact on this project is modest.

Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary), Yangzheng Primary School.

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