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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +0.58% — below-median performance vs same-vintage peers (26th percentile of 2011-era cohort).

Primary School Effect20% weight

2/10

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

Project Size16% weight

5/10

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

MRT Proximity13% weight

8/10

0.56km from Napier Mrt Stn (TE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.38% — 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 1.72km, far enough that the impact on this project is modest.

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