Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.56% — top-quartile performance within its 2023-era cohort (86th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.29km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

7/10

1472 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition.

MRT Proximity13% weight

6/10

0.86km from Hougang Mrt Stn (NE14) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

9/10

Rental yield of 4.59% — exceptional income return.

Tenure10% weight

9/10

99YR tenure — about 91 years remaining — no near-term decay concern.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 0.92km, far enough that the impact on this project is modest.

Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, HOLY Innocents' Primary School, Punggol Primary School.

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