GRANDE VISTA
UrbanLens Analysis
GRANDE VISTA commands $1,317 PSF -- 4% below what District 28 typically fetches ($1,370 PSF). Yio Chu Kang MRT is 1099m away (14-min walk), functional but not a headline selling point. Against PARC BOTANNIA at $1,634 PSF, the 19% discount is worth examining closely.
Prices have essentially flatlined over two years (+1.4%), suggesting a market in equilibrium. With 17 deals in two years, the pricing data has reasonable statistical weight. For context, RIVERBANK @ FERNVALE has gained 12.5% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 292 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HIGH PARK RESIDENCES | $1,622 | 3.7% | +10.4% |
| THE TOPIARY | $1,459 | — | +19.6% |
| PARC BOTANNIA | $1,634 | 3.8% | +4.2% |
| RIVERBANK @ FERNVALE | $1,443 | 3.5% | +12.5% |
| LUSH ACRES | $1,370 | — | +9.3% |
PSF Trend
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