PINE GROVE
UrbanLens Analysis
PINE GROVE commands $1,063 PSF -- 37% below what District 21 typically fetches ($1,697 PSF). Dover MRT is 966m away (12-min walk), functional but not a headline selling point. Against 8@BT at $2,727 PSF, the 61% discount is worth examining closely.
The -0.1% two-year price movement is negligible -- neither bullish nor bearish. 48 transactions over two years gives deep liquidity and reliable pricing signals. For context, KI RESIDENCES AT BROOKVALE has gained 10.0% over the same period.
Around 57 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. 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.
The 660-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 |
|---|---|---|---|
| NAVA GROVE | $2,478 | — | 0.0% |
| PINETREE HILL | $2,543 | — | +6.4% |
| 8@BT | $2,727 | — | 0.0% |
| THE SEN | $2,338 | — | 0.0% |
| KI RESIDENCES AT BROOKVALE | $2,242 | 2.9% | +10.0% |
PSF Trend
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