CAIRNHILL PLAZA
UrbanLens Analysis
CAIRNHILL PLAZA trades at $1,854 PSF, sitting 16% below the District 09 median of $2,215 PSF. At 9 minutes from Newton MRT (690m), transit access is passable but not a differentiator. THE ROBERTSON OPUS fetches $3,359 PSF nearby -- that 45% gap frames CAIRNHILL PLAZA's relative value proposition.
The 2.8% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. 7 transactions over two years is modest; the trend is directional, not definitive. For context, SOPHIA HILLS has gained 3.6% 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. The 2.0% yield trails the CCR average of 3.0%. At $8,070/month median rent, this is a capital-appreciation bet, not an income play.
With 204 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| RIVER GREEN | $3,125 | — | 0.0% |
| THE ROBERTSON OPUS | $3,359 | — | 0.0% |
| THE COLLECTIVE AT ONE SOPHIA | $2,767 | — | 0.0% |
| SOPHIA HILLS | $2,128 | 3.9% | +3.6% |
| HILL HOUSE | $3,081 | — | +1.3% |
PSF Trend
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