RESIDENCES @ EVELYN
UrbanLens Analysis
At $2,498 PSF, RESIDENCES @ EVELYN prices 26% above the District 11 median. Compare that to WATTEN HOUSE at $3,264 PSF -- a 23% premium that buyers need to justify. Being 5 minutes on foot from Newton MRT (370m) adds genuine convenience and supports the pricing.
The 10.8% gain in two years signals steady demand -- solid, not speculative. 9 transactions over two years is modest; the trend is directional, not definitive. For context, SANCTUARY@NEWTON has gained 1.7% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. The 2.4% yield trails the CCR average of 3.0%. At $7,505/month median rent, this is a capital-appreciation bet, not an income play.
With 208 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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