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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.21% — but from only 4 resale sales 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

2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.51km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.43km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.

Rental Yield10% weight

1/10

Rental yield of 2.02% — 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 0.76km, far enough that the impact on this project is modest.

Primary schools within 1km: Anglo-Chinese School (Primary), ST. Joseph's Institution Junior.

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