GOODWOOD GRAND
UrbanLens Analysis
GOODWOOD GRAND trades at $2,709 PSF, sitting 23% above the District 10 median of $2,197 PSF. At 7 minutes from Newton MRT (584m), transit access is passable but not a differentiator. 19 NASSIM fetches $3,381 PSF nearby -- that 20% gap frames GOODWOOD GRAND's relative value proposition.
Prices have essentially flatlined over two years (-0.8%), suggesting a market in equilibrium. 5 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% 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 2.5% yield trails the CCR average of 3.0%. At $5,039/month median rent, this is a capital-appreciation bet, not an income play.
The 73-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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