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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.64% — near-median performance within its 2003-era cohort (50th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

45 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

8/10

0.43km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.77% — below-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.40km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary).

See live The Sunshine listings for sale on PropertyGuru →