Top-tier project across nearly every dimension. Standout strengths: capital appreciation, tenure. Key weaknesses: future transformation.

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +5.40% places this condo in the top 8% of its 2023-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

8/10

5 primary schools within 1km (nearest: CHANGKAT PRIMARY SCHOOL at 0.56km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

6/10

2203 units — mega-development. Deep transaction volume and extensive facilities, but heavier intra-project competition at resale.

MRT Proximity13% weight

8/10

0.49km from Simei Mrt Stn (EW3) — short walk to MRT, good transport convenience.

Rental Yield10% weight

8/10

Rental yield of 4.44% — strong income return.

Tenure10% weight

9/10

99YR tenure — about 91 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.94km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Changkat Primary School, Tampines Primary School, Chongzheng Primary School, Yumin Primary School, Junyuan Primary School.

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