Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +13.77% — but from only 4 resale sales 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

9/10

1 primary school within 1km (CHIJ ST. NICHOLAS GIRLS' SCHOOL (PRIMARY), 0.83km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.97km from Lentor Mrt Stn (TE5) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

9/10

Rental yield of 4.66% — exceptional income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 1.99km, far enough that the impact on this project is modest.

Primary schools within 1km: CHIJ ST. Nicholas Girls' School (Primary).

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