8 BASSEIN
UrbanLens Analysis
At $1,823 PSF, 8 BASSEIN prices 8% below the District 11 median. Compare that to WATTEN HOUSE at $3,264 PSF -- a 44% premium that buyers need to justify. The 7-minute walk to Novena MRT (592m) is workable, though not the kind of proximity that commands a premium on its own.
A 3.2% pullback over two years suggests the market is repricing this address. Patient buyers could benefit if the floor holds. Just 3 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, AMARYLLIS VILLE has gained 8.8% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Gross yield of 4.3% beats the CCR average of 3.0%. With $3,002/month median rent, income-focused buyers have a real case here.
At 74 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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