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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +4.17% — near-median performance within its 2003-era cohort (69th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.25km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.84km from Tiong Bahru Mrt Stn (EW17) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

3/10

Rental yield of 2.62% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.59km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Alexandra Primary School, Zhangde Primary School.

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