Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: future transformation, schools.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.87% — below-median performance vs same-vintage peers (36th percentile of 2014-era cohort).

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

8/10

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

MRT Proximity13% weight

9/10

220m from Nicoll Highway Mrt Stn (CC5) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 2.97% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 81 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.00km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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