Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.86% — but from only 2 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

7/10

2 primary schools within 1km (nearest: CHIJ PRIMARY (TOA PAYOH) at 0.74km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.65km from Toa Payoh Mrt Stn (NS19) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.69% — 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 1.78km, far enough that the impact on this project is modest.

Primary schools within 1km: CHIJ Primary (TOA Payoh), ST. Joseph's Institution Junior.

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