AVA TOWERS
UrbanLens Analysis
At $1,522 PSF, AVA TOWERS prices 3% below the District 12 median. Compare that to THE ORIE at $2,723 PSF -- a 44% premium that buyers need to justify. The 12-minute walk to Novena MRT (921m) is workable, though not the kind of proximity that commands a premium on its own.
The 15.3% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. With 13 deals in two years, the pricing data has reasonable statistical weight. For context, TREVISTA has gained 16.8% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. The 2.5% yield trails the RCR average of 3.5%. At $3,932/month median rent, this is a capital-appreciation bet, not an income play.
The 124-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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