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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.81% — bottom 18% within its 2004-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: RIVER VALLEY PRIMARY SCHOOL at 0.61km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

5/10

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

MRT Proximity13% weight

9/10

330m from Great World Mrt Stn (TE15) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.06% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.39km, far enough that the impact on this project is modest.

Primary schools within 1km: River Valley Primary School, Alexandra Primary School.

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