SPRING GROVE
UrbanLens Analysis
At $1,779 PSF, SPRING GROVE prices 19% below the District 10 median. Compare that to 19 NASSIM at $3,381 PSF -- a 47% premium that buyers need to justify. The 8-minute walk to Orchard MRT (631m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+2.6%), suggesting a market in equilibrium. With 23 deals in two years, the pricing data has reasonable statistical weight. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
Around 64 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. Gross yield of 3.3% tracks the CCR average of 3.0%. At $6,596/month median rent, income is market-rate -- neither a standout nor a weakness.
With 325 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 |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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