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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +4.35% — 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

1 primary school within 1km (PASIR RIS PRIMARY SCHOOL, 0.80km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

2/10

1.81km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

2/10

District rental yield 2.74% used as proxy (project-level rental data unavailable) — below-average yield for the area.

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 0.51km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Pasir RIS Primary School.

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