Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, total returns.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +4.38% — top-quartile performance within its 1998-era cohort (82th percentile).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: RAFFLES GIRLS' PRIMARY SCHOOL at 0.63km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.41km from Tan Kah Kee Mrt Stn (DT8) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.20% — 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: Bukit Timah Turf City new housing cluster at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Raffles Girls' Primary School, Nanyang Primary School.

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