DOMAIN 21
UrbanLens Analysis
DOMAIN 21 trades at $2,010 PSF, sitting 8% below the District 03 median of $2,186 PSF. At 8 minutes from Tiong Bahru MRT (662m), transit access is passable but not a differentiator. ZYON GRAND fetches $3,046 PSF nearby -- that 34% gap frames DOMAIN 21's relative value proposition.
A 15.5% jump over two years is aggressive -- late buyers risk overpaying near a cyclical peak. 10 transactions over two years is modest; the trend is directional, not definitive. For context, AVENUE SOUTH RESIDENCE has lost 2.8% over the same period.
Roughly 77 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.1% lags the RCR segment average of 3.5%. Investors here are betting on price growth over rental returns.
At 141 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| ZYON GRAND | $3,046 | — | 0.0% |
| PENRITH | $2,793 | — | 0.0% |
| PROMENADE PEAK | $2,931 | — | 0.0% |
| STIRLING RESIDENCES | $2,359 | 3.6% | +5.5% |
| AVENUE SOUTH RESIDENCE | $2,282 | 3.4% | -2.8% |
PSF Trend
Own a unit here?
Get an instant valuation based on real transaction data for your floor and unit size.