CARISSA PARK CONDOMINIUM
UrbanLens Analysis
CARISSA PARK CONDOMINIUM commands $1,186 PSF -- 0% above what District 17 typically fetches ($1,183 PSF). Tampines MRT is 1041m away (13-min walk), functional but not a headline selling point. Against KASSIA at $2,065 PSF, the 43% discount is worth examining closely.
Prices are up 10.5% over two years, reflecting genuine buyer interest without bubble-level exuberance. 40 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE INFLORA has gained 4.5% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. The 3.0% yield trails the OCR average of 3.4%. At $3,031/month median rent, this is a capital-appreciation bet, not an income play.
At 528 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk. 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 |
|---|---|---|---|
| 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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