EAST VILLAGE
UrbanLens Analysis
At $1,239 PSF, EAST VILLAGE prices 16% below the District 16 median. Compare that to BAGNALL HAUS at $2,500 PSF -- a 50% premium that buyers need to justify. The 6-minute walk to Tanah Merah MRT (510m) is workable, though not the kind of proximity that commands a premium on its own.
The 14.1% two-year decline puts this in correction territory. Catching a falling knife requires a strong view on why the trend reverses. 4 transactions over two years is modest; the trend is directional, not definitive. For context, GRANDEUR PARK RESIDENCES has gained 10.0% 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. Gross yield of 4.8% beats the OCR average of 3.4%. With $4,237/month median rent, income-focused buyers have a real case here.
At 90 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| 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% |
PSF Trend
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