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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.55% — near-median performance within its 2004-era cohort (44th percentile).

Primary School Effect20% weight

8/10

6 primary schools within 1km (nearest: NORTH VISTA PRIMARY SCHOOL at 0.47km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

6/10

0.49km from Kangkar Lrt Stn (SE4) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

5/10

Rental yield of 3.40% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 0.84km, far enough that the impact on this project is modest.

Primary schools within 1km: North Vista Primary School, Punggol Primary School, North Spring Primary School, CHIJ OUR LADY OF THE Nativity, SENG KANG Primary School, PALM VIEW Primary School.

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