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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.12% — near-median performance within its 1980-era cohort (43th percentile).

Primary School Effect20% weight

5/10

1 primary school within 1km (RAFFLES GIRLS' PRIMARY SCHOOL, 0.55km away). Adequate but narrow school optionality.

Project Size16% weight

8/10

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

MRT Proximity13% weight

4/10

1.05km from Tan Kah Kee Mrt Stn (DT8) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.48% — above-average income return.

Tenure10% weight

2/10

99YR tenure — about 48 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 0.79km, far enough that the impact on this project is modest.

Primary schools within 1km: Raffles Girls' Primary School.

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