L'VIV
UrbanLens Analysis
L'VIV trades at $2,251 PSF, sitting 14% above the District 11 median of $1,983 PSF. The 5-minute walk to Newton MRT (406m) is a tangible lifestyle and resale advantage. WATTEN HOUSE fetches $3,264 PSF nearby -- that 31% gap frames L'VIV's relative value proposition.
Prices have essentially flatlined over two years (+3.4%), suggesting a market in equilibrium. With 16 deals in two years, the pricing data has reasonable statistical weight. For context, SANCTUARY@NEWTON has gained 1.7% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Gross yield of 3.2% tracks the CCR average of 3.0%. At $5,956/month median rent, income is market-rate -- neither a standout nor a weakness.
The 147-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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