Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.45% — bottom 13% within its 2017-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: NANYANG PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.44km from Botanic Gardens Mrt Stn (CC19) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 2.97% — below-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bukit Timah Turf City new housing cluster at 1.10km, far enough that the impact on this project is modest.

Primary schools within 1km: Nanyang Primary School, Raffles Girls' Primary School.

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