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

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.73% — below-median performance vs same-vintage peers (32th percentile of 2014-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

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

MRT Proximity13% weight

8/10

0.56km from Haw Par Villa Mrt Stn (CC25) — short walk to MRT, good transport convenience.

Rental Yield10% weight

8/10

Rental yield of 4.44% — strong 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 Southern Waterfront – Pasir Panjang precinct at 0.44km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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