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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.35% — near-median performance within its 1994-era cohort (46th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: ROSYTH SCHOOL at 0.68km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

4/10

1.16km from Kovan Mrt Stn (NE13) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

2/10

Rental yield of 2.39% — weak 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 Serangoon North MRT (CR9, CRL1) at 0.76km, far enough that the impact on this project is modest.

Primary schools within 1km: Rosyth School, Xinmin Primary School.

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