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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.65% — bottom 19% within its 2000-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

4/10

4 primary schools within 1km (nearest: YEW TEE PRIMARY SCHOOL at 0.37km). Moderate school access.

Project Size16% weight

10/10

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

MRT Proximity13% weight

9/10

250m from Yew Tee Mrt Stn (NS5) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

7/10

Rental yield of 3.85% — strong income return.

Tenure10% weight

7/10

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

Future Transformation6% weight

7/10

Strong future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 1.81km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

Primary schools within 1km: YEW TEE Primary School, Unity Primary School, Kranji Primary School, DE LA Salle School.

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