Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +2.91% — below-median performance vs same-vintage peers (34th percentile of 1997-era cohort).

Primary School Effect20% weight

8/10

3 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.45km). Strong school proximity — a genuine advantage for young families.

Project Size16% weight

10/10

728 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

MRT Proximity13% weight

7/10

0.65km from Great World Mrt Stn (TE15) — short walk to MRT, good transport convenience.

Rental Yield10% weight

2/10

Rental yield of 2.39% — weak income return.

Tenure10% weight

10/10

999-year tenure — effectively freehold from a valuation standpoint.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.41km, far enough that the impact on this project is modest.

Primary schools within 1km: Alexandra Primary School, River Valley Primary School, Zhangde Primary School.

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