Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: total returns.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.24% — top-quartile performance within its 2015-era cohort (76th percentile).

Primary School Effect20% weight

10/10

9 primary schools within 1km (nearest: SENG KANG PRIMARY SCHOOL at 0.34km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

9/10

370m from Sengkang Lrt Stn (STC) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.19% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.40km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: SENG KANG Primary School, Compassvale Primary School, North Vista Primary School, NAN Chiau Primary School, PALM VIEW Primary School, North Spring Primary School, Springdale Primary School, Rivervale Primary School, Anchor Green Primary School.

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