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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ELIAS PARK PRIMARY SCHOOL at 0.36km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

10/10

0m from Pasir Ris Mrt Stn (EW1) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

6/10

Rental yield of 3.67% — above-average income return.

Tenure10% weight

9/10

99YR tenure — about 94 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.12km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Elias PARK Primary School, Casuarina Primary School.

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