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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +0.93% — near-median performance within its 2016-era cohort (41th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.52km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.60km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

7/10

Rental yield of 3.82% — strong income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.50km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary).

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