Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, total returns.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +0.29% — below-median performance vs same-vintage peers (30th percentile of 2016-era cohort).

Primary School Effect20% weight

2/10

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

Project Size16% weight

3/10

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

MRT Proximity13% weight

10/10

170m from City Hall Mrt Stn (EW13 / NS25) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

0/10

Rental yield of 1.94% — weak income return.

Tenure10% weight

8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.66km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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