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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.37% — near-median performance within its 1983-era cohort (49th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (ANGLO-CHINESE SCHOOL (JUNIOR), 0.54km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.56km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

0/10

Rental yield of 1.86% — weak income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.63km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Junior).

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