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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.07% — below-median performance vs same-vintage peers (36th percentile of 2011-era cohort).

Primary School Effect20% weight

7/10

1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.97km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.69km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.

Rental Yield10% weight

5/10

Rental yield of 3.47% — above-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 Serangoon North MRT (CR9, CRL1) at 1.82km, far enough that the impact on this project is modest.

Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).

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