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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +1.82% — near-median performance within its 2011-era cohort (51th percentile).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.53km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.65km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.62% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.65km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Junior), ST. Joseph's Institution Junior, Farrer PARK Primary School.

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