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

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +3.69% places this condo in the top 8% of its 2011-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.40km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

405 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

9/10

310m from Bedok Reservoir Mrt Stn (DT30) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 2.91% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 80 years remaining — no near-term decay concern.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.49km, far enough that the impact on this project is modest.

Primary schools within 1km: YU NENG Primary School, RED Swastika School, Fengshan Primary School, Damai Primary School.

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