Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: total returns, future transformation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +1.31% — below-median performance vs same-vintage peers (36th percentile of 1982-era cohort).

Primary School Effect20% weight

2/10

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

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.57km from Napier Mrt Stn (TE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.30% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.58km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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