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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.80% — below-median performance vs same-vintage peers (37th percentile of 1996-era cohort).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.13km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.43km from Newton Mrt Stn (DT11) — short walk to MRT, good transport convenience.

Rental Yield10% weight

1/10

Rental yield of 2.15% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.54km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School, ST. Joseph's Institution Junior, Anglo-Chinese School (Junior).

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