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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.80% — top-quartile performance within its 2007-era cohort (88th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.47km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

7/10

0.78km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.81% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.43km, far enough that the impact on this project is modest.

Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Maris Stella HIGH School (Primary).

See live Tangerine Grove listings for sale on PropertyGuru →