THE ESTUARY
UrbanLens Analysis
THE ESTUARY commands $1,305 PSF -- 0% above what District 27 typically fetches ($1,299 PSF). Khatib MRT is 711m away (9-min walk), functional but not a headline selling point. Against CANBERRA CRESCENT RESIDENCES at $1,995 PSF, the 35% discount is worth examining closely.
Prices are up 11.9% over two years, reflecting genuine buyer interest without bubble-level exuberance. 47 transactions over two years gives deep liquidity and reliable pricing signals. For context, PARC LIFE has gained 6.0% over the same period.
With ~81 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 $4,198/month median rent, income is market-rate -- neither a standout nor a weakness.
At 608 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CANBERRA CRESCENT RESIDENCES | $1,995 | — | 0.0% |
| NORTH GAIA | $1,332 | — | +2.6% |
| THE VISIONAIRE | $1,424 | — | +7.1% |
| PARC LIFE | $1,348 | — | +6.0% |
| THE CRITERION | $1,303 | — | +3.6% |
PSF Trend
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