Below-average project with notable weaknesses. Standout strengths: MRT access, total returns. Key weaknesses: tenure, schools.

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.39% — near-median performance within its 1977-era cohort (52th percentile).

Primary School Effect20% weight

1/10

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

Project Size16% weight

5/10

132 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

9/10

400m from Lavender Mrt Stn (EW11) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

8/10

Rental yield of 4.38% — strong income return.

Tenure10% weight

2/10

99YR tenure — about 43 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.81km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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