ESTELLA GARDENS
UrbanLens Analysis
At $1,183 PSF, ESTELLA GARDENS prices 0% above the District 17 median. Compare that to KASSIA at $2,065 PSF -- a 43% premium that buyers need to justify. The 19-minute walk to Tampines MRT (1504m) is workable, though not the kind of proximity that commands a premium on its own.
The 8.4% gain in two years signals steady demand -- solid, not speculative. With 15 deals in two years, the pricing data has reasonable statistical weight. For context, PARC OLYMPIA has gained 7.2% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Gross yield of 3.5% tracks the OCR average of 3.4%. At $3,334/month median rent, income is market-rate -- neither a standout nor a weakness.
With 350 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 |
|---|---|---|---|
| COASTAL CABANA | $1,790 | — | 0.0% |
| KASSIA | $2,065 | — | 0.0% |
| HEDGES PARK CONDOMINIUM | $1,274 | 4.3% | +11.0% |
| PARC OLYMPIA | $1,192 | 4.5% | +7.2% |
| THE INFLORA | $1,320 | 4.1% | +4.5% |
PSF Trend
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