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

Factor breakdown

Project's Historical Performance25% weight

5/10

Avg Ann. of +1.42% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: ST. JOSEPH'S INSTITUTION JUNIOR at 0.87km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.51km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.71% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.28km, far enough that the impact on this project is modest.

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

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