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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +3.27% — top-quartile performance within its 2011-era cohort (86th percentile).

Primary School Effect20% weight

10/10

5 primary schools within 1km (nearest: KHENG CHENG SCHOOL at 0.07km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

10/10

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

MRT Proximity13% weight

9/10

340m from Braddell Mrt Stn (NS18) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.06% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 81 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.92km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Kheng Cheng School, CHIJ Primary (TOA Payoh), Marymount Convent School, PEI CHUN Public School, First TOA Payoh Primary School.

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