MILLAGE
UrbanLens Analysis
MILLAGE commands $1,594 PSF -- 7% above what District 14 typically fetches ($1,488 PSF). Eunos MRT is 568m away (7-min walk), functional but not a headline selling point. Against PARC ESTA at $2,271 PSF, the 30% discount is worth examining closely.
The +2.1% two-year price movement is negligible -- neither bullish nor bearish. 7 transactions over two years is modest; the trend is directional, not definitive. For context, PARK PLACE RESIDENCES AT PLQ has gained 4.8% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Gross yield of 4.6% beats the RCR average of 3.5%. With $3,173/month median rent, income-focused buyers have a real case here.
At 70 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity. 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 |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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