SUNSHINE PLAZA
UrbanLens Analysis
SUNSHINE PLAZA commands $1,600 PSF -- 23% below what District 07 typically fetches ($2,069 PSF). Bencoolen MRT sits just 175m away (2-min walk), a clear connectivity win. Against MIDTOWN MODERN at $3,135 PSF, the 49% discount is worth examining closely.
Prices have surged 18.1% in two years. That is strong performance, though buyers entering now face elevated downside risk. 10 transactions over two years is modest; the trend is directional, not definitive. For context, CONCOURSE SKYLINE has gained 4.8% over the same period.
Around 70 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 4.3% beats the RCR average of 3.5%. With $5,816/month median rent, income-focused buyers have a real case here.
At 160 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| AUREA | $2,860 | — | 0.0% |
| DUO RESIDENCES | $2,224 | 3.6% | +2.7% |
| CITY GATE | $2,124 | 2.8% | +3.8% |
| MIDTOWN MODERN | $3,135 | 3.3% | +9.9% |
| CONCOURSE SKYLINE | $2,013 | 3.4% | +4.8% |
PSF Trend
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