NORTHVALE
UrbanLens Analysis
At $1,102 PSF, NORTHVALE prices 25% below the District 23 median. Compare that to HILLHAVEN at $2,133 PSF -- a 48% premium that buyers need to justify. Being 4 minutes on foot from Choa Chu Kang MRT (284m) adds genuine convenience and supports the pricing.
The 17.0% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. 41 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE BOTANY AT DAIRY FARM has lost 2.4% over the same period.
Around 68 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 3.6% tracks the OCR average of 3.4%. At $4,255/month median rent, income is market-rate -- neither a standout nor a weakness.
The 762-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
PSF Trend
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