Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: capital appreciation, schools.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.93% — below-median performance vs same-vintage peers (33th percentile of 1998-era cohort).

Primary School Effect20% weight

2/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

8/10

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

MRT Proximity13% weight

8/10

0.57km from Tanah Merah Mrt Stn (EW4) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.66% — above-average income return.

Tenure10% weight

5/10

99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

7/10

Strong future-catalyst exposure — closest driver: Xilin MRT (DT37, DTL3e) at 0.38km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

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