LUSH ACRES
UrbanLens Analysis
LUSH ACRES commands $1,370 PSF -- 0% above what District 28 typically fetches ($1,370 PSF). Sengkang MRT is 1787m away (22-min walk), functional but not a headline selling point. Against PARC BOTANNIA at $1,634 PSF, the 16% discount is worth examining closely.
Prices are up 9.3% over two years, reflecting genuine buyer interest without bubble-level exuberance. 49 transactions over two years gives deep liquidity and reliable pricing signals. For context, HIGH PARK RESIDENCES has gained 10.4% over the same period.
With ~86 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 380 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 |
|---|---|---|---|
| HIGH PARK RESIDENCES | $1,622 | 3.7% | +10.4% |
| THE TOPIARY | $1,459 | — | +19.6% |
| PARC BOTANNIA | $1,634 | 3.8% | +4.2% |
| RIVERBANK @ FERNVALE | $1,443 | 3.5% | +12.5% |
| RIVERTREES RESIDENCES | $1,514 | 3.3% | +9.8% |
PSF Trend
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