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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.57% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

3/10

1 primary school within 1km (OPERA ESTATE PRIMARY SCHOOL, 0.83km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.43km from Siglap Mrt Stn (TE28) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.39% — weak 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: Bedok South MRT (TE30, TEL5) at 0.94km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Opera Estate Primary School.

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