ARDMORE II
UrbanLens Analysis
At $3,429 PSF, ARDMORE II prices 56% above the District 10 median. It commands a 68% premium over D'LEEDON ($2,044 PSF), which raises the bar on what it must deliver. The 11-minute walk to Orchard MRT (909m) is workable, though not the kind of proximity that commands a premium on its own.
The 5.2% gain in two years signals steady demand -- solid, not speculative. 4 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% 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. The 2.6% yield trails the CCR average of 3.0%. At $14,246/month median rent, this is a capital-appreciation bet, not an income play.
The 118-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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