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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -1.03% — bottom 13% within its 2015-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.54km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

250m from Somerset Mrt Stn (NS23) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.42% — above-average 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 Newton–Orchard mixed-use precinct at 1.57km, far enough that the impact on this project is modest.

Primary schools within 1km: River Valley Primary School.

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