Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +6.01% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.61km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

240m from Paya Lebar Mrt Stn (CC9) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.25% — above-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.81km, 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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