Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns.

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +10.51% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

7/10

1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.81km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

8 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

7/10

0.72km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.28% — weak income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.71km, far enough that the impact on this project is modest.

Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).

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