HARBOURLIGHTS
UrbanLens Analysis
HARBOURLIGHTS commands $1,844 PSF -- 9% above what District 04 typically fetches ($1,694 PSF). HarbourFront MRT sits just 302m away (4-min walk), a clear connectivity win. Against THE REEF AT KING'S DOCK at $2,601 PSF, the 29% discount is worth examining closely.
Prices have essentially flatlined over two years (+2.0%), suggesting a market in equilibrium. With 11 deals in two years, the pricing data has reasonable statistical weight. For context, REFLECTIONS AT KEPPEL BAY has lost 1.4% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. The 3.1% yield trails the RCR average of 3.5%. At $4,360/month median rent, this is a capital-appreciation bet, not an income play.
The 139-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 |
|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | $1,715 | 3.8% | -1.4% |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,804 | 3.8% | +3.3% |
| THE INTERLACE | $1,680 | 3.4% | +12.7% |
| CARIBBEAN AT KEPPEL BAY | $1,913 | 3.6% | +5.7% |
| THE REEF AT KING'S DOCK | $2,601 | 3.5% | +0.4% |
PSF Trend
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