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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.35% — near-median performance within its 1988-era cohort (51th percentile).

Primary School Effect20% weight

5/10

1 primary school within 1km (QUEENSTOWN PRIMARY SCHOOL, 0.97km away). Adequate but narrow school optionality.

Project Size16% weight

8/10

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

MRT Proximity13% weight

7/10

0.79km from Napier Mrt Stn (TE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

1/10

Rental yield of 2.15% — 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 2.84km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Queenstown Primary School.

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