Strong project with clear strengths. Standout strengths: capital appreciation, tenure. Key weaknesses: total returns.

Factor breakdown

Project's Historical Performance25% weight

10/10

Avg Ann. of +5.77% places this condo in the top 8% of its 2025-era cohort — exceptional capital appreciation relative to peers of the same vintage.

Primary School Effect20% weight

7/10

1 primary school within 1km (ANGLO-CHINESE SCHOOL (JUNIOR), 0.54km away). Adequate but narrow school optionality.

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.42km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.78% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.50km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Junior).

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