PINEVALE
UrbanLens Analysis
PINEVALE commands $1,076 PSF -- 21% below what District 18 typically fetches ($1,363 PSF). Tampines West MRT is 1550m away (19-min walk), functional but not a headline selling point. Against PARKTOWN RESIDENCE at $2,363 PSF, the 54% discount is worth examining closely.
Prices are up 14.9% over two years, reflecting genuine buyer interest without bubble-level exuberance. With 17 deals in two years, the pricing data has reasonable statistical weight. For context, MELVILLE PARK has gained 3.7% over the same period.
Around 70 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. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 322 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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