Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.16% — below-median performance vs same-vintage peers (33th percentile of 2002-era cohort).

Primary School Effect20% weight

8/10

7 primary schools within 1km (nearest: RIVERVALE PRIMARY SCHOOL at 0.19km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

490 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

6/10

0.21km from Rumbia Lrt Stn (SE2) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

7/10

Rental yield of 3.71% — 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: Punggol Digital District at 1.71km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

Primary schools within 1km: Rivervale Primary School, North Spring Primary School, SENG KANG Primary School, MEE TOH School, Compassvale Primary School, Edgefield Primary School, Greendale Primary School.

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