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 +5.55% — top-quartile performance within its 1989-era cohort (76th percentile).

Primary School Effect20% weight

3/10

2 primary schools within 1km (nearest: OPERA ESTATE PRIMARY SCHOOL at 0.26km). Moderate school access.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.94km from Bedok Mrt Stn (EW5) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

8/10

Rental yield of 4.11% — strong 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 Bayshore precinct (Bedok East) at 2.26km, far enough that the impact on this project is modest.

Primary schools within 1km: Opera Estate Primary School, ST. Stephen's School.

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