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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +0.00% — below-median performance vs same-vintage peers (29th percentile of 2024-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.49km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

700 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

MRT Proximity13% weight

4/10

1.46km from Tampines Mrt Stn (DT32) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

9/10

Rental yield of 4.91% — exceptional income return.

Tenure10% weight

9/10

99YR tenure — about 92 years remaining — no near-term decay concern.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.66km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: POI Ching School, ST. Hilda's Primary School.

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