Solid, middle-of-the-pack project. Standout strengths: capital appreciation, project size. Key weaknesses: future transformation, schools.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +3.93% — top-quartile performance within its 2008-era cohort (76th percentile).

Primary School Effect20% weight

2/10

Nearest primary school is PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 1.13km — just past the 1km mark. Effective walking distance for some families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

6/10

0.86km from Beauty World Mrt Stn (DT5) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

4/10

Rental yield of 3.07% — below-average income return.

Tenure10% weight

7/10

99YR tenure — about 76 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.88km, far enough that the impact on this project is modest.

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