NOUVEL 18
UrbanLens Analysis
NOUVEL 18 commands $3,058 PSF -- 39% above what District 10 typically fetches ($2,197 PSF). Stevens MRT is 1004m away (13-min walk), functional but not a headline selling point. Against 19 NASSIM at $3,381 PSF, the 10% discount is worth examining closely.
The 3.6% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. Just 2 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. The 2.3% yield trails the CCR average of 3.0%. At $11,139/month median rent, this is a capital-appreciation bet, not an income play.
The 156-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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