NEEM TREE
UrbanLens Analysis
NEEM TREE commands $1,825 PSF -- 17% above what District 12 typically fetches ($1,562 PSF). Toa Payoh MRT is 722m away (9-min walk), functional but not a headline selling point. Against THE ORIE at $2,723 PSF, the 33% discount is worth examining closely.
The +2.6% two-year price movement is negligible -- neither bullish nor bearish. 10 transactions over two years is modest; the trend is directional, not definitive. For context, GEM RESIDENCES has gained 8.4% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Gross yield of 4.0% beats the RCR average of 3.5%. With $3,602/month median rent, income-focused buyers have a real case here.
At 84 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 |
|---|---|---|---|
| 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
Own a unit here?
Get an instant valuation based on real transaction data for your floor and unit size.