Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, future transformation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of -0.46% — 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

7/10

2 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 0.58km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

3/10

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

MRT Proximity13% weight

4/10

1.01km from Dakota Mrt Stn (CC8) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

6/10

Rental yield of 3.66% — above-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.21km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

Primary schools within 1km: HAIG Girls' School, Tanjong Katong Primary School.

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