SCENECA RESIDENCE
UrbanLens Analysis
At $2,067 PSF, SCENECA RESIDENCE prices 40% above the District 16 median. Compare that to BAGNALL HAUS at $2,500 PSF -- a 17% premium that buyers need to justify. Being 2 minutes on foot from Tanah Merah MRT (130m) adds genuine convenience and supports the pricing.
Prices have essentially flatlined over two years (-0.8%), suggesting a market in equilibrium. 87 transactions over two years gives deep liquidity and reliable pricing signals. For context, URBAN VISTA has gained 3.9% over the same period.
With ~94 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 268 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 |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
| THE BAYSHORE | $1,373 | 3.4% | +10.8% |
PSF Trend
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