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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.28% — top-quartile performance within its 1974-era cohort (83th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (NANYANG PRIMARY SCHOOL, 0.48km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

280m from Botanic Gardens Mrt Stn (CC19) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 2.96% — below-average income return.

Tenure10% weight

4/10

103YR tenure — about 51 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.09km, far enough that the impact on this project is modest.

Primary schools within 1km: Nanyang Primary School.

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