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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.00% — below-median performance vs same-vintage peers (30th percentile of 2000-era cohort).

Primary School Effect20% weight

9/10

1 primary school within 1km (ST. HILDA'S PRIMARY SCHOOL, 1.00km away). Adequate but narrow school optionality.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

1.23km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.38% — above-average income return.

Tenure10% weight

5/10

99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.73km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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

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