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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +0.30% — bottom 19% within its 2009-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.58km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

10/10

140m from Newton Mrt Stn (NS21) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

Rental yield of 2.45% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.16km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary).

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