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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.77% — below-median performance vs same-vintage peers (30th percentile of 2022-era cohort).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: NANYANG PRIMARY SCHOOL at 0.60km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.44km from Botanic Gardens Mrt Stn (CC19) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.54% — 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 Bukit Timah Turf City new housing cluster at 0.81km, 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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