SERENITY PARK
UrbanLens Analysis
SERENITY PARK trades at $1,245 PSF, sitting 9% below the District 28 median of $1,370 PSF. At 22 minutes from Yio Chu Kang MRT (1778m), transit access is passable but not a differentiator. PARC BOTANNIA fetches $1,634 PSF nearby -- that 24% gap frames SERENITY PARK's relative value proposition.
A 11.8% appreciation over two years is healthy without looking frothy. Just 3 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, LUSH ACRES has gained 9.3% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Gross yield of 2.8% lags the OCR segment average of 3.4%. Investors here are betting on price growth over rental returns.
At 179 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HIGH PARK RESIDENCES | $1,622 | 3.7% | +10.4% |
| THE TOPIARY | $1,459 | — | +19.6% |
| PARC BOTANNIA | $1,634 | 3.8% | +4.2% |
| RIVERBANK @ FERNVALE | $1,443 | 3.5% | +12.5% |
| LUSH ACRES | $1,370 | — | +9.3% |
PSF Trend
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