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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.30% — top-quartile performance within its 1985-era cohort (82th percentile).

Primary School Effect20% weight

3/10

1 primary school within 1km (BUKIT TIMAH PRIMARY SCHOOL, 0.71km away). Adequate but narrow school optionality.

Project Size16% weight

8/10

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

MRT Proximity13% weight

2/10

1.62km from Clementi Mrt Stn (EW23) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

2/10

Rental yield of 2.46% — weak 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 Pandan Reservoir MRT (JE7, JRL2) at 2.28km, far enough that the impact on this project is modest.

Primary schools within 1km: Bukit Timah Primary School.

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