URBAN VISTA
UrbanLens Analysis
At $1,570 PSF, URBAN VISTA prices 6% above the District 16 median. Compare that to BAGNALL HAUS at $2,500 PSF -- a 37% premium that buyers need to justify. Being 3 minutes on foot from Tanah Merah MRT (257m) adds genuine convenience and supports the pricing.
The +3.9% two-year price movement is negligible -- neither bullish nor bearish. 83 transactions over two years gives deep liquidity and reliable pricing signals. For context, ECO has gained 5.0% over the same period.
Roughly 85 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 4.0% beats the OCR average of 3.4%. With $3,116/month median rent, income-focused buyers have a real case here.
The 582-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
| THE BAYSHORE | $1,373 | 3.4% | +10.8% |
PSF Trend
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