THE AZURE
UrbanLens Analysis
At $1,694 PSF, THE AZURE prices 0% above the District 04 median. Compare that to THE REEF AT KING'S DOCK at $2,601 PSF -- a 35% premium that buyers need to justify. The 34-minute walk to Marina South Pier MRT (2696m) is workable, though not the kind of proximity that commands a premium on its own.
The 4.4% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. 5 transactions over two years is modest; the trend is directional, not definitive. For context, REFLECTIONS AT KEPPEL BAY has lost 1.4% over the same period.
With ~78 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 3.9% gross yield versus the CCR average of 3.0%, rental returns are above-market. The $9,674/month median rent makes this genuinely compelling for income investors.
The 116-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | $1,715 | 3.8% | -1.4% |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,804 | 3.8% | +3.3% |
| THE INTERLACE | $1,680 | 3.4% | +12.7% |
| CARIBBEAN AT KEPPEL BAY | $1,913 | 3.6% | +5.7% |
| THE REEF AT KING'S DOCK | $2,601 | 3.5% | +0.4% |
PSF Trend
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