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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.71% — but from only 4 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

9/10

2 primary schools within 1km (nearest: PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

240m from Beauty World Mrt Stn (DT5) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

1/10

District rental yield 2.24% used as proxy (project-level rental data unavailable) — weak yield for the area.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.26km, far enough that the impact on this project is modest.

Primary schools within 1km: PEI HWA Presbyterian Primary School, Bukit Timah Primary School.

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