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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.04% — top-quartile performance within its 2009-era cohort (87th percentile).

Primary School Effect20% weight

8/10

6 primary schools within 1km (nearest: NORTH VISTA PRIMARY SCHOOL at 0.25km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

9/10

230m from Buangkok Mrt Stn (NE15) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.08% — below-average income return.

Tenure10% weight

7/10

99YR tenure — about 78 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Defu MRT (CR7, CRL1) at 0.32km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: North Vista Primary School, Punggol Primary School, PALM VIEW Primary School, Montfort Junior School, CHIJ OUR LADY OF THE Nativity, YIO CHU KANG Primary School.

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