MERA EAST
UrbanLens Analysis
At $1,473 PSF, MERA EAST prices 1% below the District 14 median. Compare that to PARC ESTA at $2,271 PSF -- a 35% premium that buyers need to justify. The 6-minute walk to Kembangan MRT (518m) is workable, though not the kind of proximity that commands a premium on its own.
The 16.5% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. Just 2 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, EUHABITAT has gained 3.1% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 52-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 |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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