AMARYLLIS VILLE
UrbanLens Analysis
AMARYLLIS VILLE trades at $2,060 PSF, sitting 4% above the District 11 median of $1,983 PSF. At 6 minutes from Newton MRT (501m), transit access is passable but not a differentiator. WATTEN HOUSE fetches $3,264 PSF nearby -- that 37% gap frames AMARYLLIS VILLE's relative value proposition.
A 8.8% appreciation over two years is healthy without looking frothy. With 27 deals in two years, the pricing data has reasonable statistical weight. For context, SANCTUARY@NEWTON has gained 1.7% over the same period.
Around 70 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 3.0% tracks the CCR average of 3.0%. At $5,103/month median rent, income is market-rate -- neither a standout nor a weakness.
With 311 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
| THOMSON 800 | $1,888 | 2.3% | +7.7% |
PSF Trend
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