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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.87% — top-quartile performance within its 1970-era cohort (81th 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

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

MRT Proximity13% weight

9/10

220m from Napier Mrt Stn (TE12) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

0/10

Rental yield of 1.78% — 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 2.13km, far enough that the impact on this project is modest.

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