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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +2.20% — bottom 17% within its 2006-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.76km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.52km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.54% — above-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 Newton–Orchard mixed-use precinct at 1.57km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Joseph's Institution Junior, CHIJ Primary (TOA Payoh).

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