Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, total returns.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +4.92% — top-quartile performance within its 1993-era cohort (78th percentile).

Primary School Effect20% weight

10/10

4 primary schools within 1km (nearest: ST. STEPHEN'S SCHOOL at 0.64km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.81km from Kembangan Mrt Stn (EW6) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

1/10

Rental yield of 2.09% — weak 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: Paya Lebar Air Base redevelopment at 2.89km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: ST. Stephen's School, CHIJ (Katong) Primary, NGEE ANN Primary School, TAO NAN School.

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