Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +1.38% — near-median performance within its 2016-era cohort (54th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.48km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

10/10

100m from Potong Pasir Mrt Stn (NE10) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.29% — above-average income return.

Tenure10% weight

8/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.22km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: ST Andrew's School (Junior), Cedar Primary School.

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