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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.39% — near-median performance within its 1983-era cohort (51th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.92km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.83km from Toa Payoh Mrt Stn (NS19) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

4/10

Rental yield of 3.05% — below-average 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 1.98km, far enough that the impact on this project is modest.

Primary schools within 1km: HONG WEN School, ST. Joseph's Institution Junior.

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