ORANGE GROVE RESIDENCES
UrbanLens Analysis
ORANGE GROVE RESIDENCES trades at $2,183 PSF, sitting 1% below the District 10 median of $2,197 PSF. At 9 minutes from Stevens MRT (738m), transit access is passable but not a differentiator. 19 NASSIM fetches $3,381 PSF nearby -- that 35% gap frames ORANGE GROVE RESIDENCES's relative value proposition.
Prices have essentially flatlined over two years (+1.1%), suggesting a market in equilibrium. 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.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 60-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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