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

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.93% — top-quartile performance within its 2017-era cohort (75th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.96km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

1.37km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

8/10

Rental yield of 4.01% — strong income return.

Tenure10% weight

8/10

99YR tenure — about 86 years remaining — no near-term decay concern.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.62km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: POI Ching School, ST. Hilda's Primary School.

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