Weak project — significant gaps in multiple factors. Standout strengths: project size. Key weaknesses: schools, MRT access.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.09% — bottom 15% within its 2011-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

8/10

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

MRT Proximity13% weight

1/10

2.51km from Imbiah Lrt Stn (S3) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

4/10

Rental yield of 3.18% — below-average income return.

Tenure10% weight

7/10

99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 1.77km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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