SOUTHAVEN I
UrbanLens Analysis
At $1,265 PSF, SOUTHAVEN I prices 25% below the District 21 median. Compare that to 8@BT at $2,727 PSF -- a 54% premium that buyers need to justify. The 9-minute walk to Beauty World MRT (742m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+2.1%), suggesting a market in equilibrium. 6 transactions over two years is modest; the trend is directional, not definitive. For context, PINETREE HILL has gained 6.4% over the same period.
Around 67 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.
The 157-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 |
|---|---|---|---|
| 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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