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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +4.88% — but from only 1 resale sale 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

7/10

2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.15km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.44km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.84% — 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 Newton–Orchard mixed-use precinct at 1.13km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School.

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