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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.66% — near-median performance within its 1970-era cohort (53th percentile).

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

112 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

10/10

120m from Napier Mrt Stn (TE12) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

0/10

Rental yield of 1.93% — 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 2.11km, far enough that the impact on this project is modest.

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