Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.

Factor breakdown

Project's Historical Performance25% weight

9/10

Avg Ann. of +2.82% — top-quartile performance within its 2012-era cohort (81th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.18km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

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

MRT Proximity13% weight

6/10

0.96km from Beauty World Mrt Stn (DT5) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

3/10

Rental yield of 2.58% — 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 Beauty World integrated transport hub at 0.99km, 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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