PHOENIX RESIDENCES
UrbanLens Analysis
PHOENIX RESIDENCES commands $1,902 PSF -- 29% above what District 23 typically fetches ($1,471 PSF). Bukit Panjang MRT is 639m away (8-min walk), functional but not a headline selling point. Against HILLHAVEN at $2,133 PSF, the 11% discount is worth examining closely.
Prices have surged 18.9% in two years. That is strong performance, though buyers entering now face elevated downside risk. Just 2 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, THE MYST has lost 0.4% 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. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 74-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 |
|---|---|---|---|
| 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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