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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +2.22% — near-median performance within its 2016-era cohort (69th percentile).

Primary School Effect20% weight

2/10

Nearest primary school is ST. HILDA'S PRIMARY SCHOOL at 1.05km — just past the 1km mark. Effective walking distance for some families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

1.35km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

4/10

Rental yield of 3.08% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 85 years remaining — no near-term decay concern.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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