Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, total returns.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +1.65% — bottom 14% within its 2002-era cohort. Weak capital appreciation, even when judged against vintage peers.

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

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

MRT Proximity13% weight

7/10

0.79km from Napier Mrt Stn (TE12) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.37% — weak 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 Newton–Orchard mixed-use precinct at 1.47km, far enough that the impact on this project is modest.

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