Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.81% — bottom 15% within its 2012-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 0.79km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.45km from Orchard Boulevard Mrt Stn (TE13) — short walk to MRT, good transport convenience.

Rental Yield10% weight

1/10

Rental yield of 2.05% — weak 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 2.21km, far enough that the impact on this project is modest.

Primary schools within 1km: Alexandra Primary School.

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