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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +4.87% — 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

1/10

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

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.56km from Haw Par Villa Mrt Stn (CC25) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.38% — weak income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Pasir Panjang precinct at 0.63km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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