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

Factor breakdown

Project's Historical Performance25% weight

7/10

Avg Ann. of +6.31% — but from only 3 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

9/10

1 primary school within 1km (AI TONG SCHOOL, 0.70km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

9/10

290m from Upper Thomson Mrt Stn (TE8) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

District rental yield 2.76% used as proxy (project-level rental data unavailable) — below-average yield for the area.

Tenure10% weight

2/10

99YR tenure — about 49 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Bright Hill MRT CRL interchange (CR13, CRL1) at 0.87km, far enough that the impact on this project is modest.

Primary schools within 1km: AI TONG School.

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