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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +4.26% — 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

9/10

2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.45km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.53km from Bayshore Mrt Stn (TE29) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.33% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

7/10

Strong future-catalyst exposure — closest driver: Bayshore MRT (TE29, TEL5) at 0.46km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.

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