Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.00% — but from only 2 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: CANOSSA CATHOLIC PRIMARY SCHOOL at 0.47km). Moderate school access.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.53km from Mattar Mrt Stn (DT25) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.70% — below-average 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 Paya Lebar Air Base redevelopment at 2.33km, far enough that the impact on this project is modest.

Primary schools within 1km: Canossa Catholic Primary School, Cedar Primary School.

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