Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, total returns.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +0.00% — bottom 10% within its 1978-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.21km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

260m from Novena Mrt Stn (NS20) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

District rental yield 2.58% used as proxy (project-level rental data unavailable) — below-average yield for the area.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.15km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Joseph's Institution Junior, Farrer PARK Primary School.

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