Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -0.04% — bottom 18% within its 2017-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ST. MARGARET'S SCHOOL (PRIMARY) at 0.64km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

5/10

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

MRT Proximity13% weight

9/10

350m from Dhoby Ghaut Mrt Stn (NS24) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

4/10

Rental yield of 3.06% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.71km, far enough that the impact on this project is modest.

Primary schools within 1km: ST. Margaret's School (Primary), River Valley Primary School.

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