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

Factor breakdown

Project's Historical Performance25% weight

2/10

Avg Ann. of +0.73% — below-median performance vs same-vintage peers (20th percentile of 1991-era cohort).

Primary School Effect20% weight

7/10

2 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (JUNIOR) at 0.70km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

5/10

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

MRT Proximity13% weight

9/10

380m from Somerset Mrt Stn (NS23) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

2/10

Rental yield of 2.41% — weak income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

4/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.04km, far enough that the impact on this project is modest.

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

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