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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.62% — below-median performance vs same-vintage peers (31th percentile of 2016-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: PEI HWA PRESBYTERIAN PRIMARY SCHOOL at 0.53km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.47km from King Albert Park Mrt Stn (DT6) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 2.95% — below-average income return.

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 0.83km, 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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