NORTHOAKS
UrbanLens Analysis
At $901 PSF, NORTHOAKS prices 18% below the District 25 median. Compare that to NORWOOD GRAND at $2,078 PSF -- a 57% premium that buyers need to justify. The 10-minute walk to Admiralty MRT (838m) is workable, though not the kind of proximity that commands a premium on its own.
The 11.5% gain in two years signals steady demand -- solid, not speculative. 50 transactions over two years gives deep liquidity and reliable pricing signals. For context, PARC ROSEWOOD has gained 7.9% over the same period.
Around 70 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.
The 720-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 |
|---|---|---|---|
| NORWOOD GRAND | $2,078 | — | 0.0% |
| NORTHWAVE | $1,262 | — | +10.5% |
| PARC ROSEWOOD | $1,394 | 4.7% | +7.9% |
| FORESTVILLE | $1,186 | — | +8.3% |
| BELLEWOODS | $1,295 | — | +14.6% |
PSF Trend
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