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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.88% — below-median performance vs same-vintage peers (29th percentile of 1999-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.23km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

1.15km from Tampines Mrt Stn (DT32) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

6/10

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

Tenure10% weight

7/10

99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.85km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: POI Ching School, Angsana Primary School.

See live Pinevale listings for sale on PropertyGuru →