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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +3.06% — top-quartile performance within its 2015-era cohort (87th percentile).

Primary School Effect20% weight

8/10

5 primary schools within 1km (nearest: NORTH SPRING PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

0.32km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.33% — above-average income return.

Tenure10% weight

8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Punggol Digital District at 2.84km, far enough that the impact on this project is modest.

Primary schools within 1km: North Spring Primary School, North Vista Primary School, Punggol Primary School, CHIJ OUR LADY OF THE Nativity, SENG KANG Primary School.

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