38 I SUITES
UrbanLens Analysis
38 I SUITES trades at $1,788 PSF, sitting 6% above the District 15 median of $1,689 PSF. At 10 minutes from Paya Lebar MRT (762m), transit access is passable but not a differentiator. MEYER BLUE fetches $3,205 PSF nearby -- that 44% gap frames 38 I SUITES's relative value proposition.
The +2.7% two-year price movement is negligible -- neither bullish nor bearish. With 14 deals in two years, the pricing data has reasonable statistical weight. For context, THE CONTINUUM has gained 5.0% 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. Gross yield of 4.0% beats the RCR average of 3.5%. With $3,617/month median rent, income-focused buyers have a real case here.
At 120 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| EMERALD OF KATONG | $2,628 | — | 0.0% |
| THE CONTINUUM | $2,869 | — | +5.0% |
| GRAND DUNMAN | $2,533 | — | +0.4% |
| TEMBUSU GRAND | $2,419 | — | -1.7% |
| MEYER BLUE | $3,205 | — | 0.0% |
PSF Trend
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