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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.86% — bottom 15% within its 2010-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

3/10

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

MRT Proximity13% weight

10/10

190m from Napier Mrt Stn (TE12) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

Rental yield of 2.43% — weak 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 Newton–Orchard mixed-use precinct at 2.04km, far enough that the impact on this project is modest.

See live 8 Napier listings for sale on PropertyGuru →