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

Factor breakdown

Project's Historical Performance25% weight

8/10

Avg Ann. of +2.76% — top-quartile performance within its 2011-era cohort (75th percentile).

Primary School Effect20% weight

1/10

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

Project Size16% weight

5/10

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

MRT Proximity13% weight

10/10

180m from Haw Par Villa Mrt Stn (CC25) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

3/10

Rental yield of 2.81% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Pasir Panjang precinct at 0.85km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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