STARVILLE
UrbanLens Analysis
At $1,388 PSF, STARVILLE prices 7% below the District 14 median. Compare that to PARC ESTA at $2,271 PSF -- a 39% premium that buyers need to justify. The 10-minute walk to Kembangan MRT (807m) is workable, though not the kind of proximity that commands a premium on its own.
The 8.9% gain in two years signals steady demand -- solid, not speculative. With 13 deals in two years, the pricing data has reasonable statistical weight. For context, PENROSE has gained 18.8% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Gross yield of 3.1% tracks the OCR average of 3.4%. At $4,403/month median rent, income is market-rate -- neither a standout nor a weakness.
With 250 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 |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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