IRWELL HILL RESIDENCES
UrbanLens Analysis
At $2,968 PSF, IRWELL HILL RESIDENCES prices 34% above the District 09 median. Compare that to THE ROBERTSON OPUS at $3,359 PSF -- a 12% premium that buyers need to justify. Being 5 minutes on foot from Great World MRT (422m) adds genuine convenience and supports the pricing.
The +1.8% two-year price movement is negligible -- neither bullish nor bearish. 36 transactions over two years gives deep liquidity and reliable pricing signals. For context, HILL HOUSE has gained 1.3% over the same period.
Roughly 93 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.4% beats the CCR average of 3.0%. With $5,539/month median rent, income-focused buyers have a real case here.
The 540-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| RIVER GREEN | $3,125 | — | 0.0% |
| THE ROBERTSON OPUS | $3,359 | — | 0.0% |
| THE COLLECTIVE AT ONE SOPHIA | $2,767 | — | 0.0% |
| SOPHIA HILLS | $2,128 | 3.9% | +3.6% |
| HILL HOUSE | $3,081 | — | +1.3% |
PSF Trend
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