PAYA LEBAR RESIDENCES
UrbanLens Analysis
At $1,804 PSF, PAYA LEBAR RESIDENCES prices 21% above the District 14 median. Compare that to PARC ESTA at $2,271 PSF -- a 21% premium that buyers need to justify. Being 1 minutes on foot from Paya Lebar MRT (106m) adds genuine convenience and supports the pricing.
The 11.6% gain in two years signals steady demand -- solid, not speculative. 7 transactions over two years is modest; the trend is directional, not definitive. For context, EUHABITAT has gained 3.1% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. The 2.9% yield trails the RCR average of 3.5%. At $5,744/month median rent, this is a capital-appreciation bet, not an income play.
The 117-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 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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