CENTRAL GROVE
UrbanLens Analysis
At $1,370 PSF, CENTRAL GROVE prices 8% below the District 14 median. Compare that to PARC ESTA at $2,271 PSF -- a 40% premium that buyers need to justify. Being 2 minutes on foot from Aljunied MRT (174m) adds genuine convenience and supports the pricing.
The 10.3% gain in two years signals steady demand -- solid, not speculative. With 18 deals in two years, the pricing data has reasonable statistical weight. For context, PENROSE has gained 18.8% 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 3.5% tracks the RCR average of 3.5%. At $4,921/month median rent, income is market-rate -- neither a standout nor a weakness.
With 262 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 |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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