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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +1.14% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: NANYANG PRIMARY SCHOOL at 0.41km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

230m from Tan Kah Kee Mrt Stn (DT8) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.50% — below-average income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.24km, 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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