WATERBANK AT DAKOTA
UrbanLens Analysis
WATERBANK AT DAKOTA commands $1,987 PSF -- 34% above what District 14 typically fetches ($1,488 PSF). Dakota MRT sits just 193m away (2-min walk), a clear connectivity win. Against PARC ESTA at $2,271 PSF, the 13% discount is worth examining closely.
Prices are up 13.8% over two years, reflecting genuine buyer interest without bubble-level exuberance. 40 transactions over two years gives deep liquidity and reliable pricing signals. For context, EUHABITAT has gained 3.1% over the same period.
With ~82 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.5% tracks the RCR average of 3.5%. At $5,022/month median rent, income is market-rate -- neither a standout nor a weakness.
At 616 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 |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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