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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.19% — bottom 12% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: KEMING PRIMARY SCHOOL at 0.60km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

1.49km from Bukit Batok Mrt Stn (NS2) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

7/10

Rental yield of 3.85% — strong income return.

Tenure10% weight

5/10

99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 1.74km, far enough that the impact on this project is modest.

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

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