Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, total returns.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.78% — below-median performance vs same-vintage peers (31th percentile of 1977-era cohort).

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

300m from Napier Mrt Stn (TE12) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

0/10

Rental yield of 1.74% — weak 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 2.09km, far enough that the impact on this project is modest.

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