Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: project size, capital appreciation.

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of -1.45% — bottom 13% within its 2015-era cohort. Weak capital appreciation, even when judged against vintage peers.

Primary School Effect20% weight

7/10

1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.42km away). Adequate but narrow school optionality.

Project Size16% weight

3/10

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

MRT Proximity13% weight

8/10

0.49km from Havelock Mrt Stn (TE16) — short walk to MRT, good transport convenience.

Rental Yield10% weight

6/10

Rental yield of 3.57% — above-average income return.

Tenure10% weight

8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.88km, far enough that the impact on this project is modest.

Primary schools within 1km: River Valley Primary School.

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