THE SERENADE @ HOLLAND
UrbanLens Analysis
THE SERENADE @ HOLLAND trades at $1,646 PSF, sitting 25% below the District 10 median of $2,197 PSF. At 10 minutes from Dover MRT (795m), transit access is passable but not a differentiator. 19 NASSIM fetches $3,381 PSF nearby -- that 51% gap frames THE SERENADE @ HOLLAND's relative value proposition.
A 12.2% appreciation over two years is healthy without looking frothy. 7 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
With ~74 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 89-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 |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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