Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.59% — bottom 11% within its 2012-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 0.44km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.44km from King Albert Park Mrt Stn (DT6) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.55% — 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 Greater One-North / Dover-Medway precinct at 2.59km, far enough that the impact on this project is modest.

Primary schools within 1km: PEI HWA Presbyterian Primary School, Methodist Girls' School (Primary).

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