Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: schools, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -1.56% — bottom 11% within its 2016-era cohort. Weak capital appreciation, even when judged against vintage peers.

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

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

MRT Proximity13% weight

10/10

180m from Telok Ayer Mrt Stn (DT18) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.21% — above-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Prince Edward Road MRT (CC34, CCL6) at 0.54km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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