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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +2.85% — below-median performance vs same-vintage peers (30th percentile of 1998-era cohort).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: GAN ENG SENG PRIMARY SCHOOL at 0.72km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

9/10

280m from Redhill Mrt Stn (EW18) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.19% — below-average income return.

Tenure10% weight

5/10

99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Telok Blangah precinct at 2.62km, far enough that the impact on this project is modest.

Primary schools within 1km: GAN ENG SENG Primary School, Alexandra Primary School, Queenstown Primary School.

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