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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +3.98% — near-median performance within its 2002-era cohort (68th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.64km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

112 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

10/10

180m from Paya Lebar Mrt Stn (CC9) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

7/10

Rental yield of 3.72% — strong income return.

Tenure10% weight

7/10

99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.78km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).

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