Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: MRT access, project size.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.11% — below-median performance vs same-vintage peers (30th percentile of 2008-era cohort).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: PASIR RIS PRIMARY SCHOOL at 0.78km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

4/10

1.42km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.24% — above-average income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris East MRT (CR3, CRL1) at 0.38km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Pasir RIS Primary School, Casuarina Primary School.

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