Solid, middle-of-the-pack project. Standout strengths: MRT access, capital appreciation. Key weaknesses: future transformation, schools.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.90% — top-quartile performance within its 2016-era cohort (79th percentile).

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

190 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

10/10

130m from Esplanade Mrt Stn (CC3) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.05% — below-average income return.

Tenure10% weight

8/10

99YR tenure — about 80 years remaining — no near-term decay concern.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.88km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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