Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.78% — below-median performance vs same-vintage peers (34th percentile of 2016-era cohort).

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.40km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

160 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

9/10

310m from Hougang Mrt Stn (NE14) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.44% — above-average income return.

Tenure10% weight

8/10

99YR tenure — about 86 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Hougang MRT CRL interchange (CR8, CRL1) at 0.35km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, HOLY Innocents' Primary School, Montfort Junior School, Punggol Primary School.

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