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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +3.19% — below-median performance vs same-vintage peers (27th percentile of 2004-era cohort).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.52km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

8/10

0.42km from Newton Mrt Stn (DT11) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.19% — below-average income return.

Tenure10% weight

7/10

99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.45km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: ST. Joseph's Institution Junior, Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Farrer PARK Primary School.

See live Amaryllis Ville listings for sale on PropertyGuru →