Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: total returns.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.35% — top-quartile performance within its 2016-era cohort (71th percentile).

Primary School Effect20% weight

10/10

8 primary schools within 1km (nearest: SENG KANG PRIMARY SCHOOL at 0.43km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

9/10

300m from Sengkang Lrt Stn (STC) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.18% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 85 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.45km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: SENG KANG Primary School, NAN Chiau Primary School, Compassvale Primary School, North Vista Primary School, PALM VIEW Primary School, Springdale Primary School, North Spring Primary School, Anchor Green Primary School.

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