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

Factor breakdown

Project's Historical Performance25% weight

6/10

Avg Ann. of +3.46% — near-median performance within its 1999-era cohort (56th percentile).

Primary School Effect20% weight

9/10

2 primary schools within 1km (nearest: HONG WEN SCHOOL at 0.73km). Exceptional school catchment — strong appeal for families with young children.

Project Size16% weight

5/10

132 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

6/10

1.00km from Toa Payoh Mrt Stn (NS19) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

3/10

Rental yield of 2.50% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.00km, far enough that the impact on this project is modest.

Primary schools within 1km: HONG WEN School, ST. Joseph's Institution Junior.

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