Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of -2.56% — below-median performance vs same-vintage peers (23th percentile of 2008-era cohort).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.54km from Dakota Mrt Stn (CC8) — short walk to MRT, good transport convenience.

Rental Yield10% weight

5/10

Rental yield of 3.33% — above-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.35km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: KONG HWA School, Tanjong Katong Primary School, HAIG Girls' School.

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