Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: schools, total returns.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.32% — below-median performance vs same-vintage peers (32th percentile of 1994-era cohort).

Primary School Effect20% weight

2/10

Nearest primary school is PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 1.07km — just past the 1km mark. Effective walking distance for some families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.69km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.31% — weak 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 Serangoon North MRT (CR9, CRL1) at 1.73km, far enough that the impact on this project is modest.

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