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

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +4.57% places this condo in the top 6% of its 2009-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

10/10

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

Project Size16% weight

10/10

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

MRT Proximity13% weight

10/10

110m from Boon Lay Mrt Stn (EW27) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

6/10

Rental yield of 3.51% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

10/10

Exceptional future-catalyst exposure — closest driver: Bahar Junction MRT (JS7, JRL1) at 0.36km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.

Primary schools within 1km: Frontier Primary School, Jurong WEST Primary School, WEST Grove Primary School, BOON LAY Garden Primary School, Westwood Primary School.

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