Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.70% — below-median performance vs same-vintage peers (26th percentile of 1998-era cohort).

Primary School Effect20% weight

3/10

1 primary school within 1km (CHIJ OUR LADY QUEEN OF PEACE, 0.94km away). Adequate but narrow school optionality.

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.59km from Hillview Mrt Stn (DT3) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.48% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Toh Guan MRT (JE4, JRL2) at 3.02km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: CHIJ OUR LADY Queen OF Peace.

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