HILLCREST ARCADIA
UrbanLens Analysis
HILLCREST ARCADIA commands $1,279 PSF -- 36% below what District 11 typically fetches ($1,983 PSF). Tan Kah Kee MRT is 999m away (12-min walk), functional but not a headline selling point. Against WATTEN HOUSE at $3,264 PSF, the 61% discount is worth examining closely.
The +1.0% two-year price movement is negligible -- neither bullish nor bearish. With 15 deals in two years, the pricing data has reasonable statistical weight. For context, AMARYLLIS VILLE has gained 8.8% over the same period.
Only ~48 years left on the lease. LTV ratios tighten, CPF usage faces restrictions, and the realistic buyer pool compresses. A discount to freehold peers is warranted. Gross yield of 3.1% tracks the CCR average of 3.0%. At $6,273/month median rent, income is market-rate -- neither a standout nor a weakness.
The 272-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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