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 +3.51% — near-median performance within its 1999-era cohort (58th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: CATHOLIC HIGH SCHOOL (PRIMARY) at 1.03km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.45km from Upper Thomson Mrt Stn (TE8) — short walk to MRT, good transport convenience.

Rental Yield10% weight

3/10

Rental yield of 2.69% — 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 Bright Hill MRT CRL interchange (CR13, CRL1) at 1.22km, far enough that the impact on this project is modest.

Primary schools within 1km: Catholic HIGH School (Primary), AI TONG School.

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