Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +4.11% — top-quartile performance within its 1999-era cohort (80th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 0.51km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

192 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

8/10

0.53km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.08% — below-average income return.

Tenure10% weight

5/10

99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.54km, far enough that the impact on this project is modest.

Primary schools within 1km: PEI HWA Presbyterian Primary School, Bukit Timah Primary School.

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