91 MARSHALL
UrbanLens Analysis
91 MARSHALL trades at $1,842 PSF, sitting 9% above the District 15 median of $1,689 PSF. At 8 minutes from Marine Parade MRT (626m), transit access is passable but not a differentiator. MEYER BLUE fetches $3,205 PSF nearby -- that 43% gap frames 91 MARSHALL's relative value proposition.
A 8.0% appreciation over two years is healthy without looking frothy. 4 transactions over two years is modest; the trend is directional, not definitive. For context, TEMBUSU GRAND has lost 1.7% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
A boutique 30-unit project offers exclusivity and lower maintenance charges, but resale liquidity is naturally thin.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| TEMBUSU GRAND | $2,419 | — | -1.7% |
| GRAND DUNMAN | $2,533 | — | +0.4% |
| EMERALD OF KATONG | $2,628 | — | 0.0% |
| THE CONTINUUM | $2,869 | — | +5.0% |
| MEYER BLUE | $3,205 | — | 0.0% |
PSF Trend
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