ASTOR GREEN
UrbanLens Analysis
ASTOR GREEN trades at $1,389 PSF, sitting 18% below the District 21 median of $1,697 PSF. At 9 minutes from Dover MRT (758m), transit access is passable but not a differentiator. 8@BT fetches $2,727 PSF nearby -- that 49% gap frames ASTOR GREEN's relative value proposition.
Prices have essentially flatlined over two years (+1.0%), suggesting a market in equilibrium. Just 3 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, PINETREE HILL has gained 6.4% over the same period.
Around 64 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. The 3.0% yield trails the RCR average of 3.5%. At $3,914/month median rent, this is a capital-appreciation bet, not an income play.
The 170-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 |
|---|---|---|---|
| NAVA GROVE | $2,478 | — | 0.0% |
| PINETREE HILL | $2,543 | — | +6.4% |
| 8@BT | $2,727 | — | 0.0% |
| THE SEN | $2,338 | — | 0.0% |
| KI RESIDENCES AT BROOKVALE | $2,242 | 2.9% | +10.0% |
PSF Trend
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