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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.81% — below-median performance vs same-vintage peers (34th percentile of 2014-era cohort).

Primary School Effect20% weight

5/10

1 primary school within 1km (ST. MARGARET'S SCHOOL (PRIMARY), 0.38km away). Adequate but narrow school optionality.

Project Size16% weight

8/10

272 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

9/10

360m from Bencoolen Mrt Stn (DT21) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.15% — below-average 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 Newton–Orchard mixed-use precinct at 1.82km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Margaret's School (Primary).

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