Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: schools, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

1/10

Avg Ann. of -0.41% — bottom 7% within its 2023-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

101 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

9/10

260m from Napier Mrt Stn (TE12) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.36% — above-average income return.

Tenure10% weight

9/10

99YR tenure — about 92 years remaining — no near-term decay concern.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.99km, far enough that the impact on this project is modest.

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