Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +3.19% — below-median performance vs same-vintage peers (30th percentile of 2004-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.86km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.79km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.11% — below-average 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 Newton–Orchard mixed-use precinct at 1.81km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Joseph's Institution Junior, HONG WEN School.

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