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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of -1.45% — but from only 4 resale sales 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

10/10

3 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.44km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.76km from Potong Pasir Mrt Stn (NE10) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 2.97% — below-average income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.25km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School, HONG WEN School.

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