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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.98% — near-median performance within its 2004-era cohort (57th percentile).

Primary School Effect20% weight

10/10

3 primary schools within 1km (nearest: BENDEMEER PRIMARY SCHOOL at 0.51km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

6/10

0.81km from Potong Pasir Mrt Stn (NE10) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

4/10

Rental yield of 3.09% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.24km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: Bendemeer Primary School, ST Andrew's School (Junior), HONG WEN School.

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