BAGNALL HAUS
UrbanLens Analysis
BAGNALL HAUS trades at $2,500 PSF, sitting 69% above the District 16 median of $1,478 PSF. The 3-minute walk to Sungei Bedok MRT (264m) is a tangible lifestyle and resale advantage.
Prices have essentially flatlined over two years (+0.0%), suggesting a market in equilibrium. 102 transactions over two years gives deep liquidity and reliable pricing signals. For context, URBAN VISTA has gained 3.9% 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. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 113-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments. In the Outside Central region, price sensitivity runs high. The value-for-money equation must be compelling to attract buyers.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
| THE BAYSHORE | $1,373 | 3.4% | +10.8% |
PSF Trend
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