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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.93% — below-median performance vs same-vintage peers (35th percentile of 1994-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

8/10

202 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

9/10

320m from Orchard Mrt Stn (TE14) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

0/10

Rental yield of 1.89% — weak 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 Newton–Orchard mixed-use precinct at 1.53km, far enough that the impact on this project is modest.

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