Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: MRT access.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.13% — near-median performance within its 2021-era cohort (59th percentile).

Primary School Effect20% weight

9/10

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

Project Size16% weight

10/10

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

MRT Proximity13% weight

2/10

1.75km from Serangoon Mrt Stn (CC13) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

8/10

Rental yield of 4.03% — strong income return.

Tenure10% weight

9/10

99YR tenure — about 90 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Serangoon North MRT (CR9, CRL1) at 0.60km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Zhonghua Primary School, Rosyth School.

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