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

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +3.57% — top-quartile performance within its 2021-era cohort (71th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.77km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

1.44km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

9/10

Rental yield of 4.60% — exceptional income return.

Tenure10% weight

9/10

99YR tenure — about 90 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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