ENG KONG GREEN
UrbanLens Analysis
ENG KONG GREEN commands $1,495 PSF -- 12% below what District 21 typically fetches ($1,697 PSF). Beauty World MRT is 875m away (11-min walk), functional but not a headline selling point. Against 8@BT at $2,727 PSF, the 45% discount is worth examining closely.
Prices are up 7.6% over two years, reflecting genuine buyer interest without bubble-level exuberance. 6 transactions over two years is modest; the trend is directional, not definitive. For context, PINETREE HILL has gained 6.4% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 74-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments. The city-fringe location offers genuine accessibility without core-district pricing, which is the fundamental upgrader value proposition.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| NAVA GROVE | $2,478 | — | 0.0% |
| PINETREE HILL | $2,543 | — | +6.4% |
| 8@BT | $2,727 | — | 0.0% |
| THE SEN | $2,338 | — | 0.0% |
| KI RESIDENCES AT BROOKVALE | $2,242 | 2.9% | +10.0% |
PSF Trend
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