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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.42% — below-median performance vs same-vintage peers (23th percentile of 1996-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.42km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.66km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.61% — below-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 Hougang MRT CRL interchange (CR8, CRL1) at 1.04km, far enough that the impact on this project is modest.

Primary schools within 1km: Xinghua Primary School, HOLY Innocents' Primary School.

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