SHERWOOD TOWER
UrbanLens Analysis
At $1,036 PSF, SHERWOOD TOWER prices 39% below the District 21 median. Compare that to 8@BT at $2,727 PSF -- a 62% premium that buyers need to justify. Being 5 minutes on foot from Beauty World MRT (374m) adds genuine convenience and supports the pricing.
The 7.9% gain in two years signals steady demand -- solid, not speculative. With 30 deals in two years, the pricing data has reasonable statistical weight. For context, PINETREE HILL has gained 6.4% over the same period.
Only ~49 years left on the lease. LTV ratios tighten, CPF usage faces restrictions, and the realistic buyer pool compresses. A discount to freehold peers is warranted. Gross yield of 3.5% tracks the RCR average of 3.5%. At $4,910/month median rent, income is market-rate -- neither a standout nor a weakness.
With 269 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 |
|---|---|---|---|
| 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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