QUEENS
UrbanLens Analysis
At $1,753 PSF, QUEENS prices 20% below the District 03 median. Compare that to ZYON GRAND at $3,046 PSF -- a 42% premium that buyers need to justify. Being 2 minutes on foot from Queenstown MRT (183m) adds genuine convenience and supports the pricing.
The 15.8% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. 36 transactions over two years gives deep liquidity and reliable pricing signals. For context, AVENUE SOUTH RESIDENCE has lost 2.8% over the same period.
Roughly 71 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.2% lags the RCR segment average of 3.5%. Investors here are betting on price growth over rental returns.
The 722-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 |
|---|---|---|---|
| ZYON GRAND | $3,046 | — | 0.0% |
| PENRITH | $2,793 | — | 0.0% |
| PROMENADE PEAK | $2,931 | — | 0.0% |
| STIRLING RESIDENCES | $2,359 | 3.6% | +5.5% |
| AVENUE SOUTH RESIDENCE | $2,282 | 3.4% | -2.8% |
PSF Trend
Own a unit here?
Get an instant valuation based on real transaction data for your floor and unit size.