Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, future transformation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.41% — below-median performance vs same-vintage peers (38th percentile of 2022-era cohort).

Primary School Effect20% weight

5/10

1 primary school within 1km (RAFFLES GIRLS' PRIMARY SCHOOL, 1.03km away). Adequate but narrow school optionality.

Project Size16% weight

8/10

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

MRT Proximity13% weight

10/10

130m from Sixth Avenue Mrt Stn (DT7) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

7/10

Rental yield of 3.75% — strong income return.

Tenure10% weight

9/10

99YR tenure — about 91 years remaining — no near-term decay concern.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 2.03km, far enough that the impact on this project is modest.

Primary schools within 1km: Raffles Girls' Primary School.

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