Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: tenure, project size.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +4.61% — top-quartile performance within its 1985-era cohort (74th percentile).

Primary School Effect20% weight

9/10

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

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.70km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.

Rental Yield10% weight

7/10

Rental yield of 3.77% — strong income return.

Tenure10% weight

4/10

99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.67km, far enough that the impact on this project is modest.

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

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