Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: schools, total returns.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.42% — top-quartile performance within its 1994-era cohort (81th percentile).

Primary School Effect20% weight

4/10

5 primary schools within 1km (nearest: OPERA ESTATE PRIMARY SCHOOL at 0.10km). Moderate school access.

Project Size16% weight

8/10

211 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

6/10

0.91km from Bedok Mrt Stn (EW5) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

2/10

Rental yield of 2.35% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.18km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Opera Estate Primary School, Fuchun Primary School, Marsiling Primary School, ST. Stephen's School, SI LING Primary School.

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