Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +2.19% — near-median performance within its 2011-era cohort (59th percentile).

Primary School Effect20% weight

7/10

1 primary school within 1km (SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL, 0.55km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

310m from Stevens Mrt Stn (TE11) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.61% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.45km, far enough that the impact on this project is modest.

Primary schools within 1km: Singapore Chinese Girls' Primary School.

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