Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: schools, tenure.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.05% — below-median performance vs same-vintage peers (31th percentile of 1976-era cohort).

Primary School Effect20% weight

2/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

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

MRT Proximity13% weight

10/10

170m from Chinatown Mrt Stn (NE4) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

7/10

Rental yield of 3.80% — strong income return.

Tenure10% weight

2/10

99YR tenure — about 43 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Prince Edward Road MRT (CC34, CCL6) at 0.89km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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