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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.19% — 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

3/10

2 primary schools within 1km (nearest: ST. STEPHEN'S SCHOOL at 0.81km). Moderate school access.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.56km from Kembangan Mrt Stn (EW6) — short walk to MRT, good transport convenience.

Rental Yield10% weight

8/10

Rental yield of 4.16% — strong income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.49km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: ST. Stephen's School, HAIG Girls' School.

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