ESTA RUBY
UrbanLens Analysis
ESTA RUBY trades at $1,781 PSF, sitting 20% above the District 14 median of $1,488 PSF. The 5-minute walk to Paya Lebar MRT (405m) is a tangible lifestyle and resale advantage. PARC ESTA fetches $2,271 PSF nearby -- that 22% gap frames ESTA RUBY's relative value proposition.
A 18.4% 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, PARK PLACE RESIDENCES AT PLQ has gained 4.8% 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. Gross yield of 2.9% lags the RCR segment average of 3.5%. Investors here are betting on price growth over rental returns.
At 72 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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