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

Factor breakdown

Project's Historical Performance25% weight

1/10

Avg Ann. of -4.95% — bottom 9% within its 2016-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.61km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

8/10

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

MRT Proximity13% weight

9/10

380m from Newton Mrt Stn (NS21) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

5/10

Rental yield of 3.30% — above-average income return.

Tenure10% weight

8/10

103YR tenure — about 87 years remaining — no near-term decay concern.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.43km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary).

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