AVILA GARDENS
UrbanLens Analysis
At $1,149 PSF, AVILA GARDENS prices 3% below the District 17 median. Compare that to KASSIA at $2,065 PSF -- a 44% premium that buyers need to justify. The 16-minute walk to Tampines MRT (1306m) is workable, though not the kind of proximity that commands a premium on its own.
The 7.9% gain in two years signals steady demand -- solid, not speculative. 10 transactions over two years is modest; the trend is directional, not definitive. For context, PARC OLYMPIA has gained 7.2% 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 3.3% tracks the OCR average of 3.4%. At $4,324/month median rent, income is market-rate -- neither a standout nor a weakness.
The 347-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| COASTAL CABANA | $1,790 | — | 0.0% |
| KASSIA | $2,065 | — | 0.0% |
| HEDGES PARK CONDOMINIUM | $1,274 | 4.3% | +11.0% |
| PARC OLYMPIA | $1,192 | 4.5% | +7.2% |
| THE INFLORA | $1,320 | 4.1% | +4.5% |
PSF Trend
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