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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.27% — below-median performance vs same-vintage peers (31th percentile of 2004-era cohort).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.52km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

7/10

0.65km from Newton Mrt Stn (DT11) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.32% — weak 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 Newton–Orchard mixed-use precinct at 0.78km, far enough that the impact on this project is modest.

Primary schools within 1km: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School.

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