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

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +6.29% — top-quartile performance within its 2003-era cohort (74th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 0.61km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.70km from Toa Payoh Mrt Stn (NS19) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.08% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.74km, far enough that the impact on this project is modest.

Primary schools within 1km: CHIJ Primary (TOA Payoh).

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