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

Factor breakdown

Project's Historical Performance25% weight

1/10

Avg Ann. of +1.39% — bottom 5% within its 2004-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.46km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

248 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

8/10

0.60km from Somerset Mrt Stn (NS23) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.55% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.84km, far enough that the impact on this project is modest.

Primary schools within 1km: Anglo-Chinese School (Junior), ST. Margaret's School (Primary).

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