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

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +5.67% places this condo in the top 5% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: SEMBAWANG PRIMARY SCHOOL at 0.14km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

7/10

0.63km from Sembawang Mrt Stn (NS11) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.60% — above-average income return.

Tenure10% weight

8/10

99YR tenure — about 86 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 2.25km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Sembawang Primary School, Wellington Primary School, Canberra Primary School.

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