3@SANDILANDS
UrbanLens Analysis
3@SANDILANDS trades at $1,308 PSF, sitting 11% below the District 19 median of $1,472 PSF. At 9 minutes from Kovan MRT (749m), transit access is passable but not a differentiator. CHUAN PARK fetches $2,596 PSF nearby -- that 50% gap frames 3@SANDILANDS's relative value proposition.
Prices have essentially flatlined over two years (+0.0%), suggesting a market in equilibrium. 7 transactions over two years is modest; the trend is directional, not definitive. For context, THE FLORENCE RESIDENCES has gained 0.8% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
A boutique 20-unit project offers exclusivity and lower maintenance charges, but resale liquidity is naturally thin.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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