Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -2.07% — bottom 11% within its 2011-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 0.94km away). Adequate but narrow school optionality.

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.46km from Orchard Boulevard Mrt Stn (TE13) — short walk to MRT, good transport convenience.

Rental Yield10% weight

1/10

Rental yield of 2.14% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.97km, far enough that the impact on this project is modest.

Primary schools within 1km: Alexandra Primary School.

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