REGENT GROVE
UrbanLens Analysis
REGENT GROVE commands $997 PSF -- 32% below what District 23 typically fetches ($1,471 PSF). Yew Tee MRT sits just 302m away (4-min walk), a clear connectivity win. Against HILLHAVEN at $2,133 PSF, the 53% discount is worth examining closely.
Prices are up 9.2% over two years, reflecting genuine buyer interest without bubble-level exuberance. 37 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE MYST has lost 0.4% over the same period.
Around 70 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. At 4.1% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $4,048/month median rent makes this genuinely compelling for income investors.
At 553 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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