NICOLE GREEN
UrbanLens Analysis
NICOLE GREEN commands $1,422 PSF -- 4% below what District 14 typically fetches ($1,488 PSF). Mountbatten MRT is 504m away (6-min walk), functional but not a headline selling point. Against PARC ESTA at $2,271 PSF, the 37% discount is worth examining closely.
The +4.2% two-year price movement is negligible -- neither bullish nor bearish. Just 1 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, SIMS URBAN OASIS has gained 11.3% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.
At just 44 units, this is an intimate development. Expect low common fees but limited resale volume -- patience is required on exit.
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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