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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +3.97% — top-quartile performance within its 2023-era cohort (83th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: CEDAR PRIMARY SCHOOL at 0.49km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

9/10

330m from Potong Pasir Mrt Stn (NE10) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

8/10

Rental yield of 4.14% — strong income return.

Tenure10% weight

9/10

99YR tenure — about 90 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.63km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Cedar Primary School, Maris Stella HIGH School (Primary), ST Andrew's School (Junior).

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