Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, total returns.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.95% — below-median performance vs same-vintage peers (34th percentile of 2013-era cohort).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.36km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

10/10

190m from Newton Mrt Stn (DT11) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.55% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.31km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Singapore Chinese Girls' Primary School.

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