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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +5.03% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.25km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

290m from Potong Pasir Mrt Stn (NE10) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

1/10

Rental yield of 2.19% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

0/10

No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.

Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School.

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