Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.01% — below-median performance vs same-vintage peers (36th percentile of 1998-era cohort).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: NANYANG PRIMARY SCHOOL at 0.48km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

8/10

0.55km from Tan Kah Kee Mrt Stn (DT8) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

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

Tenure10% weight

5/10

99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.48km, far enough that the impact on this project is modest.

Primary schools within 1km: Nanyang Primary School, Raffles Girls' Primary School.

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