Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +0.61% — below-median performance vs same-vintage peers (30th percentile of 2016-era cohort).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: QIFA PRIMARY SCHOOL at 0.36km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

6/10

0.87km from Clementi Mrt Stn (EW23) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

7/10

Rental yield of 3.97% — strong income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Pandan Reservoir MRT (JE7, JRL2) at 0.94km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: QIFA Primary School, NAN HUA Primary School, Clementi Primary School.

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