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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.53% — near-median performance within its 1980-era cohort (50th percentile).

Primary School Effect20% weight

8/10

4 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.18km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

7/10

0.62km from Newton Mrt Stn (NS21) — short walk to MRT, good transport convenience.

Rental Yield10% weight

4/10

Rental yield of 3.09% — below-average income return.

Tenure10% weight

4/10

99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight

5/10

Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.66km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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

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