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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.31% — bottom 12% within its 2013-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: FARRER PARK PRIMARY SCHOOL at 0.56km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

400m from Farrer Park Mrt Stn (NE8) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

8/10

Rental yield of 4.04% — strong 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 Newton–Orchard mixed-use precinct at 1.90km, far enough that the impact on this project is modest.

Primary schools within 1km: Farrer PARK Primary School, HONG WEN School.

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