RIVERBANK @ FERNVALE
UrbanLens Analysis
At $1,443 PSF, RIVERBANK @ FERNVALE prices 5% above the District 28 median. Compare that to PARC BOTANNIA at $1,634 PSF -- a 12% premium that buyers need to justify. The 20-minute walk to Sengkang MRT (1624m) is workable, though not the kind of proximity that commands a premium on its own.
The 12.5% gain in two years signals steady demand -- solid, not speculative. 51 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE TOPIARY has gained 19.6% over the same period.
Roughly 86 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.5% tracks the OCR average of 3.4%. At $4,016/month median rent, income is market-rate -- neither a standout nor a weakness.
The 555-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 |
|---|---|---|---|
| HIGH PARK RESIDENCES | $1,622 | 3.7% | +10.4% |
| THE TOPIARY | $1,459 | — | +19.6% |
| PARC BOTANNIA | $1,634 | 3.8% | +4.2% |
| LUSH ACRES | $1,370 | — | +9.3% |
| RIVERTREES RESIDENCES | $1,514 | 3.3% | +9.8% |
PSF Trend
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