NEWEST
UrbanLens Analysis
NEWEST commands $1,517 PSF -- 6% below what District 05 typically fetches ($1,618 PSF). Clementi MRT is 852m away (11-min walk), functional but not a headline selling point. Against ELTA at $2,547 PSF, the 40% discount is worth examining closely.
Prices have surged 48.3% in two years. That is strong performance, though buyers entering now face elevated downside risk. With 11 deals in two years, the pricing data has reasonable statistical weight. For context, PARC CLEMATIS has gained 5.9% over the same period.
The 956-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. At 5.7% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $12,674/month median rent makes this genuinely compelling for income investors.
The 136-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARC CLEMATIS | $2,081 | 3.5% | +5.9% |
| ELTA | $2,547 | — | 0.0% |
| FABER RESIDENCE | $2,150 | — | 0.0% |
| BLOOMSBURY RESIDENCES | $2,504 | — | 0.0% |
| NORMANTON PARK | $2,075 | 3.7% | +10.3% |
PSF Trend
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