Weak project — significant gaps in multiple factors. Key weaknesses: schools, MRT access.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +0.03% — bottom 11% within its 2008-era cohort. Weak capital appreciation, even when judged against vintage peers.

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

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

MRT Proximity13% weight

1/10

2.38km from Prince Edward Road Mrt Stn (CC32) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

5/10

Rental yield of 3.38% — above-average income return.

Tenure10% weight

7/10

99YR tenure — about 78 years remaining; some long-term decay exposure but not imminent.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 1.72km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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