AFFINITY AT SERANGOON
UrbanLens Analysis
AFFINITY AT SERANGOON trades at $1,794 PSF, sitting 22% above the District 19 median of $1,472 PSF. At 18 minutes from Kovan MRT (1408m), transit access is passable but not a differentiator. CHUAN PARK fetches $2,596 PSF nearby -- that 31% gap frames AFFINITY AT SERANGOON's relative value proposition.
The +2.6% two-year price movement is negligible -- neither bullish nor bearish. 217 transactions over two years gives deep liquidity and reliable pricing signals. For context, KINGSFORD WATERBAY has gained 7.3% over the same period.
Roughly 91 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.5% tracks the OCR average of 3.4%. At $4,018/month median rent, income is market-rate -- neither a standout nor a weakness.
The 1052-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 |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
| KINGSFORD WATERBAY | $1,453 | 4.1% | +7.3% |
PSF Trend
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