EMERALD PARK
UrbanLens Analysis
At $1,591 PSF, EMERALD PARK prices 27% below the District 03 median. Compare that to ZYON GRAND at $3,046 PSF -- a 48% premium that buyers need to justify. Being 5 minutes on foot from Havelock MRT (411m) adds genuine convenience and supports the pricing.
Prices have essentially flatlined over two years (+2.8%), suggesting a market in equilibrium. With 20 deals in two years, the pricing data has reasonable statistical weight. For context, STIRLING RESIDENCES has gained 5.5% over the same period.
Around 64 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. The 3.2% yield trails the RCR average of 3.5%. At $4,206/month median rent, this is a capital-appreciation bet, not an income play.
With 280 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 |
|---|---|---|---|
| ZYON GRAND | $3,046 | — | 0.0% |
| PENRITH | $2,793 | — | 0.0% |
| PROMENADE PEAK | $2,931 | — | 0.0% |
| STIRLING RESIDENCES | $2,359 | 3.6% | +5.5% |
| AVENUE SOUTH RESIDENCE | $2,282 | 3.4% | -2.8% |
PSF Trend
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