Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size.

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +1.93% — but from only 1 resale sale 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

8/10

3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.46km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

360m from Novena Mrt Stn (NS20) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.21% — above-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 0.70km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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

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