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

Factor breakdown

Project's Historical Performance25% weight

3/10

Avg Ann. of +1.97% — below-median performance vs same-vintage peers (27th percentile of 1986-era cohort).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.55km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.68% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.58km, far enough that the impact on this project is modest.

Primary schools within 1km: Bukit Timah Primary School, PEI HWA Presbyterian Primary School.

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