Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +2.81% — 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

3/10

1 primary school within 1km (ST. STEPHEN'S SCHOOL, 0.56km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

10/10

170m from Kembangan Mrt Stn (EW6) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.80% — 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 Paya Lebar Air Base redevelopment at 2.22km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Stephen's School.

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