Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +1.90% — near-median performance within its 2013-era cohort (64th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: TANJONG KATONG PRIMARY SCHOOL at 0.65km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

6/10

0.85km from Dakota Mrt Stn (CC8) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

4/10

Rental yield of 3.06% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.27km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Tanjong Katong Primary School, HAIG Girls' School, KONG HWA School.

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