VA RESIDENCES
UrbanLens Analysis
VA RESIDENCES trades at $1,641 PSF, sitting 5% above the District 12 median of $1,562 PSF. At 9 minutes from Toa Payoh MRT (691m), transit access is passable but not a differentiator. THE ORIE fetches $2,723 PSF nearby -- that 40% gap frames VA RESIDENCES's relative value proposition.
A 9.8% appreciation over two years is healthy without looking frothy. Just 3 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, TREVISTA has gained 16.8% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 52-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 |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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