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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +0.57% — below-median performance vs same-vintage peers (29th percentile of 2014-era cohort).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.33km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

5/10

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

MRT Proximity13% weight

9/10

390m from Novena Mrt Stn (NS20) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.12% — 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 0.70km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: ST. Joseph's Institution Junior, Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Farrer PARK Primary School.

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