Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: future transformation, schools.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.56% — below-median performance vs same-vintage peers (35th percentile of 1985-era cohort).

Primary School Effect20% weight

2/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

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

MRT Proximity13% weight

9/10

220m from Clarke Quay Mrt Stn (NE5) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 2.99% — below-average income return.

Tenure10% weight

4/10

99YR tenure — about 53 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.78km, far enough that the impact on this project is modest.

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