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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.00% — below-median performance vs same-vintage peers (39th percentile of 2025-era cohort).

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: ANGSANA PRIMARY SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

6/10

0.88km from Pasir Ris Mrt Stn (EW1) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

3/10

District rental yield 3.05% used as proxy (project-level rental data unavailable) — below-average yield for the area.

Tenure10% weight

9/10

99YR tenure — about 94 years remaining — no near-term decay concern.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.90km, far enough that the impact on this project is modest.

Primary schools within 1km: Angsana Primary School, Elias PARK Primary School, PARK VIEW Primary School, Tampines North Primary School.

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