Weak project — significant gaps in multiple factors. Key weaknesses: future transformation, tenure.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.81% — near-median performance within its 1980-era cohort (56th percentile).

Primary School Effect20% weight

2/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.84km from Holland Village Mrt Stn (CC21) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

5/10

Rental yield of 3.37% — 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

2/10

Marginal future-catalyst exposure — nearest driver: Bukit Timah Turf City new housing cluster at 2.65km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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