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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.31% — near-median performance within its 1999-era cohort (50th percentile).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.44km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.70km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.53% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.68km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

Primary schools within 1km: ST. Joseph's Institution Junior, Anglo-Chinese School (Junior), Farrer PARK Primary School, Anglo-Chinese School (Primary).

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