Solid, middle-of-the-pack project. Standout strengths: total returns, project size. Key weaknesses: MRT access.

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +2.06% — near-median performance within its 2018-era cohort (48th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.53km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

1165 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

4/10

0.90km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

8/10

Rental yield of 4.02% — strong income return.

Tenure10% weight

8/10

99YR tenure — about 87 years remaining — no near-term decay concern.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.97km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, Punggol Primary School.

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