ESPARINA RESIDENCES
UrbanLens Analysis
ESPARINA RESIDENCES commands $1,663 PSF -- 13% above what District 19 typically fetches ($1,472 PSF). Buangkok MRT sits just 299m away (4-min walk), a clear connectivity win. Against CHUAN PARK at $2,596 PSF, the 36% discount is worth examining closely.
Prices are up 14.8% over two years, reflecting genuine buyer interest without bubble-level exuberance. 91 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE FLORENCE RESIDENCES has gained 0.8% over the same period.
With ~83 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
At 573 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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