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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.99% — below-median performance vs same-vintage peers (33th percentile of 2006-era cohort).

Primary School Effect20% weight

8/10

5 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.09km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

5/10

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

MRT Proximity13% weight

9/10

360m from Novena Mrt Stn (NS20) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.30% — above-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 1.80km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Joseph's Institution Junior, Cantonment Primary School, Farrer PARK Primary School, Anglo-Chinese School (Junior), Anglo-Chinese School (Primary).

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