WATERFRONT KEY
UrbanLens Analysis
At $1,715 PSF, WATERFRONT KEY prices 16% above the District 16 median. Compare that to BAGNALL HAUS at $2,500 PSF -- a 31% premium that buyers need to justify. Being 3 minutes on foot from Bedok Reservoir MRT (202m) adds genuine convenience and supports the pricing.
The 18.7% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. With 23 deals in two years, the pricing data has reasonable statistical weight. For context, GRANDEUR PARK RESIDENCES has gained 10.0% over the same period.
Roughly 80 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.1% lags the OCR segment average of 3.4%. Investors here are betting on price growth over rental returns.
The 437-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
PSF Trend
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