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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.08% — below-median performance vs same-vintage peers (33th percentile of 2011-era cohort).

Primary School Effect20% weight

9/10

1 primary school within 1km (HONG WEN SCHOOL, 0.70km away). Adequate but narrow school optionality.

Project Size16% weight

5/10

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

MRT Proximity13% weight

6/10

0.98km from Toa Payoh Mrt Stn (NS19) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

8/10

Rental yield of 4.17% — strong income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.11km, far enough that the impact on this project is modest.

Primary schools within 1km: HONG WEN School.

See live Prestige Heights listings for sale on PropertyGuru →