Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: schools, future transformation.

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +5.37% — 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

2/10

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

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

260m from Holland Village Mrt Stn (CC21) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.53% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

2/10

Marginal future-catalyst exposure — nearest driver: Bukit Timah Turf City new housing cluster at 2.69km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

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