Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, total returns.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.44% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

7/10

1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 0.29km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.94km from Tiong Bahru Mrt Stn (EW17) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

1/10

Rental yield of 2.10% — weak 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: Newton–Orchard mixed-use precinct at 2.63km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Alexandra Primary School.

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