SEA ESTA
UrbanLens Analysis
At $1,320 PSF, SEA ESTA prices 3% below the District 18 median. Compare that to PARKTOWN RESIDENCE at $2,363 PSF -- a 44% premium that buyers need to justify. The 16-minute walk to Pasir Ris MRT (1252m) is workable, though not the kind of proximity that commands a premium on its own.
The 11.1% gain in two years signals steady demand -- solid, not speculative. 41 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE TAPESTRY has gained 3.8% over the same period.
With ~85 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.4% tracks the OCR average of 3.4%. At $3,791/month median rent, income is market-rate -- neither a standout nor a weakness.
With 376 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 |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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