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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.66% — near-median performance within its 1995-era cohort (57th percentile).

Primary School Effect20% weight

9/10

1 primary school within 1km (HONG WEN SCHOOL, 0.66km away). Adequate but narrow school optionality.

Project Size16% weight

5/10

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

MRT Proximity13% weight

4/10

1.03km from Toa Payoh Mrt Stn (NS19) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

3/10

Rental yield of 2.58% — below-average 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 2.10km, far enough that the impact on this project is modest.

Primary schools within 1km: HONG WEN School.

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