PALM GARDENS
UrbanLens Analysis
At $1,059 PSF, PALM GARDENS prices 28% below the District 23 median. Compare that to HILLHAVEN at $2,133 PSF -- a 50% premium that buyers need to justify. The 10-minute walk to CCK West MRT (816m) is workable, though not the kind of proximity that commands a premium on its own.
The 6.8% gain in two years signals steady demand -- solid, not speculative. 49 transactions over two years gives deep liquidity and reliable pricing signals. For context, LUMINA GRAND has lost 0.6% over the same period.
Around 69 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. Gross yield of 3.5% tracks the OCR average of 3.4%. At $3,798/month median rent, income is market-rate -- neither a standout nor a weakness.
At 694 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
PSF Trend
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