Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +0.91% — near-median performance within its 2016-era cohort (44th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.53km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

15 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

7/10

0.74km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.33% — weak income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.48km, far enough that the impact on this project is modest.

Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary).

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