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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.51% — near-median performance within its 2003-era cohort (46th percentile).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: DAZHONG PRIMARY SCHOOL at 0.19km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

456 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

9/10

270m from Bukit Gombak Mrt Stn (NS3) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.23% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Tengah MRT (JS3, JRL1) at 2.84km, far enough that the impact on this project is modest.

Primary schools within 1km: Dazhong Primary School, Lianhua Primary School, ST. Anthony's Primary School.

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