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

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.23% — top-quartile performance within its 2009-era cohort (84th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.46km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.84km from Dover Mrt Stn (EW22) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

4/10

Rental yield of 3.10% — below-average income return.

Tenure10% weight

7/10

99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.46km, far enough that the impact on this project is modest.

Primary schools within 1km: Henry PARK Primary School.

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