VISTA RESIDENCES
UrbanLens Analysis
VISTA RESIDENCES trades at $2,074 PSF, sitting 33% above the District 12 median of $1,562 PSF. At 8 minutes from Toa Payoh MRT (642m), transit access is passable but not a differentiator. THE ORIE fetches $2,723 PSF nearby -- that 24% gap frames VISTA RESIDENCES's relative value proposition.
A 7.3% appreciation over two years is healthy without looking frothy. With 13 deals in two years, the pricing data has reasonable statistical weight. For context, EIGHT RIVERSUITES has gained 12.9% 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. The 2.6% yield trails the RCR average of 3.5%. At $5,401/month median rent, this is a capital-appreciation bet, not an income play.
With 282 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
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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