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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.81% — below-median performance vs same-vintage peers (34th percentile of 2014-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

7/10

0.78km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.

Rental Yield10% weight

7/10

Rental yield of 3.87% — strong income return.

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 Beauty World integrated transport hub at 0.79km, far enough that the impact on this project is modest.

Primary schools within 1km: Bukit Timah Primary School, PEI HWA Presbyterian Primary School.

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