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Property Details
About This Property
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About THE GLADES
Data powered by UrbanLens
THE GLADES commands $1,743 PSF -- 18% above what District 16 typically fetches ($1,478 PSF). Tanah Merah MRT sits just 234m away (3-min walk), a clear connectivity win. Against BAGNALL HAUS at $2,500 PSF, the 30% discount is worth examining closely. Prices are up 10.4% over two years, reflecting genuine buyer interest without bubble-level exuberance. 76 transactions over two years gives deep liquidity and reliable pricing signals. For context, GRANDEUR PARK RESIDENCES has gained 10.0% over the same period. Roughly 86 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.6% tracks the OCR average of 3.4%. At $3,651/month median rent, income is market-rate -- neither a standout nor a weakness. The 726-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
Purchase Cost Breakdown
Singapore Citizen, 1st property, bank loan
Upfront Costs
Loan Details
Assumes SC buying 1st property with bank loan, 75% LTV, 30-year tenure, age ≤ 35. ABSD applies for 2nd+ property, PR (5-30%), or foreigners (60%). Lower LTV (55%) if tenure > 30yr or age + tenure > 65. Actual rates vary by bank.
Transaction History — THE GLADES
219 recorded transactions
Recent Transactions
| Date | Price | Size | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1.3M | 721 sqft | $1,786 | 01-05 |
| Jan 2026 | $1.4M | 721 sqft | $1,872 | 11-15 |
| Jan 2026 | $820k | 474 sqft | $1,731 | 01-05 |
| Jan 2026 | $865k | 506 sqft | $1,710 | 01-05 |
| Jan 2026 | $1.2M | 689 sqft | $1,691 | 11-15 |