Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, schools.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +4.83% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

2/10

Nearest primary school is OPERA ESTATE PRIMARY SCHOOL at 1.12km — just past the 1km mark. Effective walking distance for some families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

330m from Siglap Mrt Stn (TE28) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 2.96% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

7/10

Strong future-catalyst exposure — closest driver: Bedok South MRT (TE30, TEL5) at 0.63km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

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