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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +2.10% — near-median performance within its 2016-era cohort (66th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

8/10

281 units — good project size supporting active resale market and adequate facilities.

MRT Proximity13% weight

7/10

0.76km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.

Rental Yield10% weight

10/10

Rental yield of 5.05% — exceptional income return.

Tenure10% weight

2/10

60YR tenure — about 47 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.80km, 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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