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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.13% — near-median performance within its 1984-era cohort (44th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: PEI TONG PRIMARY SCHOOL at 0.66km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

6/10

0.98km from Clementi Mrt Stn (EW23) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

4/10

Rental yield of 3.14% — below-average income return.

Tenure10% weight

4/10

99YR tenure — about 57 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.36km, far enough that the impact on this project is modest.

Primary schools within 1km: PEI TONG Primary School, Henry PARK Primary School.

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