BAYVILLE CONDOMINIUM
UrbanLens Analysis
At $1,472 PSF, BAYVILLE CONDOMINIUM prices 9% below the District 05 median. Compare that to ELTA at $2,547 PSF -- a 42% premium that buyers need to justify. The 8-minute walk to Haw Par Villa MRT (658m) is workable, though not the kind of proximity that commands a premium on its own.
The 12.3% gain in two years signals steady demand -- solid, not speculative. 5 transactions over two years is modest; the trend is directional, not definitive. For context, PARC CLEMATIS has gained 5.9% 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 3.0% yield trails the RCR average of 3.5%. At $4,095/month median rent, this is a capital-appreciation bet, not an income play.
The 63-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 |
|---|---|---|---|
| PARC CLEMATIS | $2,081 | 3.5% | +5.9% |
| ELTA | $2,547 | — | 0.0% |
| FABER RESIDENCE | $2,150 | — | 0.0% |
| BLOOMSBURY RESIDENCES | $2,504 | — | 0.0% |
| NORMANTON PARK | $2,075 | 3.7% | +10.3% |
PSF Trend
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