CUBE 8
UrbanLens Analysis
CUBE 8 trades at $1,944 PSF, sitting 2% below the District 11 median of $1,983 PSF. At 9 minutes from Mount Pleasant MRT (690m), transit access is passable but not a differentiator. WATTEN HOUSE fetches $3,264 PSF nearby -- that 40% gap frames CUBE 8's relative value proposition.
A 14.1% appreciation over two years is healthy without looking frothy. With 11 deals in two years, the pricing data has reasonable statistical weight. For context, AMARYLLIS VILLE has gained 8.8% 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. Gross yield of 3.0% tracks the CCR average of 3.0%. At $4,434/month median rent, income is market-rate -- neither a standout nor a weakness.
At 177 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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