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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.18% — top-quartile performance within its 2009-era cohort (84th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: BENDEMEER PRIMARY SCHOOL at 0.33km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

7/10

0.69km from Boon Keng Mrt Stn (NE9) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.76% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.23km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Bendemeer Primary School, ST Andrew's School (Junior), HONG WEN School.

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