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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +0.90% — near-median performance within its 2014-era cohort (40th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.56km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.73km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.58% — above-average 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 1.50km, far enough that the impact on this project is modest.

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

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