Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +1.08% — below-median performance vs same-vintage peers (24th percentile of 2021-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.50km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

60 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

8/10

0.43km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.

Rental Yield10% weight

8/10

Rental yield of 4.47% — strong income return.

Tenure10% weight

9/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.94km, 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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