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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.42% — bottom 16% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.26km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

6/10

0.86km from Bukit Batok Mrt Stn (NS2) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

6/10

Rental yield of 3.59% — above-average income return.

Tenure10% weight

5/10

99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 1.97km, far enough that the impact on this project is modest.

Primary schools within 1km: Lianhua Primary School, Keming Primary School, Bukit VIEW Primary School.

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