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

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +5.07% — top-quartile performance within its 2004-era cohort (74th percentile).

Primary School Effect20% weight

3/10

1 primary school within 1km (OPERA ESTATE PRIMARY SCHOOL, 0.81km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.44km from Siglap Mrt Stn (TE28) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.03% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Bedok South MRT (TE30, TEL5) at 0.99km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Opera Estate Primary School.

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