Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: future transformation, schools.

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +3.58% places this condo in the top 9% of its 2011-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

3/10

1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.67km away). Adequate but narrow school optionality.

Project Size16% weight

10/10

521 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

MRT Proximity13% weight

10/10

120m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.02% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 80 years remaining — no near-term decay concern.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.34km, far enough that the impact on this project is modest.

Primary schools within 1km: Xinghua Primary School.

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