Below-average project with notable weaknesses. Standout strengths: schools, tenure. Key weaknesses: total returns, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

1/10

Avg Ann. of +0.00% — bottom 5% within its 2020-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.38km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

1193 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

4/10

1.42km from Tampines Mrt Stn (DT32) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

3/10

District rental yield 3.05% used as proxy (project-level rental data unavailable) — below-average yield for the area.

Tenure10% weight

9/10

99YR tenure — about 96 years remaining — no near-term decay concern.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Tampines North MRT (CR6, CRL1) at 1.41km, far enough that the impact on this project is modest.

Primary schools within 1km: Angsana Primary School, Meridian Primary School.

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