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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +1.00% — near-median performance within its 2015-era cohort (43th percentile).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.53km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

5/10

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

MRT Proximity13% weight

4/10

1.03km from Bukit Gombak Mrt Stn (NS3) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

6/10

Rental yield of 3.60% — above-average income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.20km, far enough that the impact on this project is modest.

Primary schools within 1km: Lianhua Primary School, Keming Primary School, Bukit VIEW Primary School.

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