Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +3.85% — top-quartile performance within its 2018-era cohort (77th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.21km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

10/10

90m from Potong Pasir Mrt Stn (NE10) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

8/10

Rental yield of 4.04% — strong income return.

Tenure10% weight

8/10

99YR tenure — about 87 years remaining — no near-term decay concern.

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.33km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: ST Andrew's School (Junior), Cedar Primary School.

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