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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +3.14% — below-median performance vs same-vintage peers (39th percentile of 1994-era cohort).

Primary School Effect20% weight

3/10

1 primary school within 1km (NEW TOWN PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality.

Project Size16% weight

5/10

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

MRT Proximity13% weight

7/10

0.65km from Holland Village Mrt Stn (CC21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.53% — below-average 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: Bukit Timah Turf City new housing cluster at 2.88km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: NEW TOWN Primary School.

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