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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.95% — but from only 2 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

2 primary schools within 1km (nearest: ST. STEPHEN'S SCHOOL at 0.77km). Moderate school access.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

230m from Kembangan Mrt Stn (EW6) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

8/10

Rental yield of 4.21% — strong income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.92km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Stephen's School, Telok Kurau Primary School.

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