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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.99% — but from only 1 resale sale in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.74km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

2.51km from Imbiah Lrt Stn (S3) — moderate MRT proximity; walkable but not doorstep.

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

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.89km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: CHIJ (Katong) Primary, TAO NAN School, ST. Stephen's School, HAIG Girls' School.

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