MILL POINT
UrbanLens Analysis
MILL POINT trades at $2,266 PSF, sitting 3% above the District 10 median of $2,197 PSF. The 4-minute walk to Great World MRT (360m) is a tangible lifestyle and resale advantage. 19 NASSIM fetches $3,381 PSF nearby -- that 33% gap frames MILL POINT's relative value proposition.
A 10.3% appreciation over two years is healthy without looking frothy. 6 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. Gross yield of 3.1% tracks the CCR average of 3.0%. At $5,416/month median rent, income is market-rate -- neither a standout nor a weakness.
The 108-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 |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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