Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns.

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +0.00% — but from only 1 resale sale 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

7/10

1 primary school within 1km (ST. JOSEPH'S INSTITUTION JUNIOR, 1.02km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.74km from Toa Payoh Mrt Stn (NS19) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.20% — weak 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 1.92km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Joseph's Institution Junior.

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