Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: schools, future transformation.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.59% — top-quartile performance within its 2012-era cohort (75th percentile).

Primary School Effect20% weight

2/10

Nearest primary school is NEW TOWN PRIMARY SCHOOL at 1.14km — just past the 1km mark. Effective walking distance for some families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

8/10

0.51km from Holland Village Mrt Stn (CC21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.83% — 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: Greater One-North / Dover-Medway precinct at 3.07km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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