OPTIMA @ TANAH MERAH
UrbanLens Analysis
OPTIMA @ TANAH MERAH trades at $1,481 PSF, sitting 0% above the District 16 median of $1,478 PSF. The 2-minute walk to Tanah Merah MRT (139m) is a tangible lifestyle and resale advantage. BAGNALL HAUS fetches $2,500 PSF nearby -- that 41% gap frames OPTIMA @ TANAH MERAH's relative value proposition.
The +4.6% two-year price movement is negligible -- neither bullish nor bearish. With 20 deals in two years, the pricing data has reasonable statistical weight. For context, GRANDEUR PARK RESIDENCES has gained 10.0% over the same period.
Roughly 81 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.3% tracks the OCR average of 3.4%. At $4,204/month median rent, income is market-rate -- neither a standout nor a weakness.
The 297-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
PSF Trend
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