GRANDEUR 8
UrbanLens Analysis
At $1,410 PSF, GRANDEUR 8 prices 18% below the District 20 median. Compare that to JADESCAPE at $2,239 PSF -- a 37% premium that buyers need to justify. The 8-minute walk to Yio Chu Kang MRT (678m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+4.9%), suggesting a market in equilibrium. 37 transactions over two years gives deep liquidity and reliable pricing signals. For context, SKY HABITAT has gained 6.1% over the same period.
With ~75 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. The 2.9% yield trails the OCR average of 3.4%. At $4,496/month median rent, this is a capital-appreciation bet, not an income play.
At 579 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 |
|---|---|---|---|
| JADESCAPE | $2,239 | 3.2% | +6.9% |
| BRADDELL VIEW | $1,029 | — | +2.4% |
| THE PANORAMA | $1,994 | 3.0% | +8.1% |
| SKY HABITAT | $1,844 | 2.8% | +6.1% |
| THE GARDENS AT BISHAN | $1,733 | 2.6% | +18.2% |
PSF Trend
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