Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, project size.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +5.69% — top-quartile performance within its 1990-era cohort (74th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.23km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.91km from Bartley Mrt Stn (CC12) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

3/10

Rental yield of 2.63% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.17km, far enough that the impact on this project is modest.

Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).

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