SKY@ELEVEN
UrbanLens Analysis
SKY@ELEVEN trades at $2,241 PSF, sitting 13% above the District 11 median of $1,983 PSF. At 9 minutes from Caldecott MRT (682m), transit access is passable but not a differentiator. WATTEN HOUSE fetches $3,264 PSF nearby -- that 31% gap frames SKY@ELEVEN's relative value proposition.
A 7.5% appreciation over two years is healthy without looking frothy. With 12 deals in two years, the pricing data has reasonable statistical weight. For context, SANCTUARY@NEWTON has gained 1.7% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. The 2.4% yield trails the CCR average of 3.0%. At $11,989/month median rent, this is a capital-appreciation bet, not an income play.
With 273 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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