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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +3.15% — near-median performance within its 1997-era cohort (44th percentile).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: CHIJ PRIMARY (TOA PAYOH) at 0.26km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

318 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

9/10

390m from Toa Payoh Mrt Stn (NS19) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.18% — below-average income return.

Tenure10% weight

5/10

99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.36km, far enough that the impact on this project is modest.

Primary schools within 1km: CHIJ Primary (TOA Payoh), Kheng Cheng School, Marymount Convent School.

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