Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: MRT access, schools.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.69% — below-median performance vs same-vintage peers (33th percentile of 2016-era cohort).

Primary School Effect20% weight

1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

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

MRT Proximity13% weight

2/10

1.59km from Haw Par Villa Mrt Stn (CC25) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight

3/10

Rental yield of 2.79% — below-average income return.

Tenure10% weight

10/10

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

Future Transformation6% weight

6/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 0.95km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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