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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +4.74% — but from only 4 resale sales 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

9/10

1 primary school within 1km (HONG WEN SCHOOL, 0.89km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

24 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

3/10

Rental yield of 2.50% — 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 2.03km, far enough that the impact on this project is modest.

Primary schools within 1km: HONG WEN School.

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