PENROSE
UrbanLens Analysis
At $2,092 PSF, PENROSE prices 41% above the District 14 median. Compare that to PARC ESTA at $2,271 PSF -- a 8% premium that buyers need to justify. The 6-minute walk to Aljunied MRT (442m) is workable, though not the kind of proximity that commands a premium on its own.
The 18.8% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. 192 transactions over two years gives deep liquidity and reliable pricing signals. For context, SIMS URBAN OASIS has gained 11.3% over the same period.
With ~92 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.3% tracks the RCR average of 3.5%. At $5,544/month median rent, income is market-rate -- neither a standout nor a weakness.
At 566 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| 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% |
| TRE RESIDENCES | $1,812 | 4.4% | +9.7% |
PSF Trend
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