MIDTOWN RESIDENCES
UrbanLens Analysis
MIDTOWN RESIDENCES commands $1,595 PSF -- 8% above what District 19 typically fetches ($1,472 PSF). Hougang MRT sits just 340m away (4-min walk), a clear connectivity win. Against CHUAN PARK at $2,596 PSF, the 39% discount is worth examining closely.
Prices are up 8.5% over two years, reflecting genuine buyer interest without bubble-level exuberance. With 13 deals in two years, the pricing data has reasonable statistical weight. For context, AFFINITY AT SERANGOON has gained 2.6% over the same period.
Roughly 86 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.9% beats the OCR average of 3.4%. With $2,456/month median rent, income-focused buyers have a real case here.
At 160 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity. In the Outside Central region, price sensitivity runs high. The value-for-money equation must be compelling to attract buyers.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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