Strong project with clear strengths. Standout strengths: tenure, project size. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +2.92% — near-median performance within its 2009-era cohort (59th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.11km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

7/10

0.80km from Tiong Bahru Mrt Stn (EW17) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.82% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.69km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Alexandra Primary School, Zhangde Primary School.

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