IRESIDENCES
UrbanLens Analysis
IRESIDENCES commands $1,829 PSF -- 17% above what District 12 typically fetches ($1,562 PSF). Novena MRT is 572m away (7-min walk), functional but not a headline selling point. Against THE ORIE at $2,723 PSF, the 33% discount is worth examining closely.
Prices have essentially flatlined over two years (+4.9%), suggesting a market in equilibrium. Just 2 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, TREVISTA has gained 16.8% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 70-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments. The city-fringe location offers genuine accessibility without core-district pricing, which is the fundamental upgrader value proposition.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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