THE ARCADIA
UrbanLens Analysis
At $1,175 PSF, THE ARCADIA prices 41% below the District 11 median. Compare that to WATTEN HOUSE at $3,264 PSF -- a 64% premium that buyers need to justify. The 11-minute walk to Tan Kah Kee MRT (905m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (-0.4%), suggesting a market in equilibrium. With 11 deals in two years, the pricing data has reasonable statistical weight. For context, PARK INFINIA AT WEE NAM has gained 4.3% over the same period.
Around 52 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 164-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 |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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