Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: schools, total returns.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +4.73% — but from only 1 resale sale 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

1/10

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

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.82km from Haw Par Villa Mrt Stn (CC25) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

1/10

Rental yield of 2.04% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 0.96km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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