SUNHAVEN
UrbanLens Analysis
SUNHAVEN trades at $1,333 PSF, sitting 10% below the District 16 median of $1,478 PSF. At 9 minutes from Upper Changi MRT (687m), transit access is passable but not a differentiator. BAGNALL HAUS fetches $2,500 PSF nearby -- that 47% gap frames SUNHAVEN's relative value proposition.
A 15.8% jump over two years is aggressive -- late buyers risk overpaying near a cyclical peak. With 12 deals in two years, the pricing data has reasonable statistical weight. For context, ECO has gained 5.0% 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 2.8% yield trails the OCR average of 3.4%. At $4,189/month median rent, this is a capital-appreciation bet, not an income play.
With 295 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% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
PSF Trend
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