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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +3.79% — near-median performance within its 2002-era cohort (62th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.71km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

1.12km from Bukit Gombak Mrt Stn (NS3) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

4/10

Rental yield of 2.93% — below-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.40km, far enough that the impact on this project is modest.

Primary schools within 1km: Lianhua Primary School, Keming Primary School.

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