Solid, middle-of-the-pack project. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access, schools.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +2.55% — top-quartile performance within its 2014-era cohort (86th percentile).

Primary School Effect20% weight

2/10

Nearest primary school is ST. HILDA'S PRIMARY SCHOOL at 1.12km — just past the 1km mark. Effective walking distance for some families.

Project Size16% weight

10/10

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

MRT Proximity13% weight

4/10

1.40km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.25% — above-average income return.

Tenure10% weight

8/10

99YR tenure — about 83 years remaining — no near-term decay concern.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.61km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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