ROCHELLE AT NEWTON
UrbanLens Analysis
ROCHELLE AT NEWTON trades at $1,917 PSF, sitting 3% below the District 11 median of $1,983 PSF. At 6 minutes from Newton MRT (478m), transit access is passable but not a differentiator. WATTEN HOUSE fetches $3,264 PSF nearby -- that 41% gap frames ROCHELLE AT NEWTON's relative value proposition.
A 7.2% appreciation over two years is healthy without looking frothy. With 17 deals in two years, the pricing data has reasonable statistical weight. For context, PARK INFINIA AT WEE NAM has gained 4.3% over the same period.
With ~81 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 129-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 |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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