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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +5.15% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.71km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

32 units — very small project; niche product with thin resale market.

MRT Proximity13% weight

7/10

0.77km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.71% — below-average 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 0.80km, 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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