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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +2.45% — near-median performance within its 2009-era cohort (48th percentile).

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.73km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.76km from Marine Terrace Mrt Stn (TE27) — short walk to MRT, good transport convenience.

Rental Yield10% weight

5/10

Rental yield of 3.27% — above-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.95km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: CHIJ (Katong) Primary, TAO NAN School, ST. Stephen's School, NGEE ANN Primary School.

See live Espira Residence listings for sale on PropertyGuru →