THE BENCOOLEN
UrbanLens Analysis
At $1,600 PSF, THE BENCOOLEN prices 23% below the District 07 median. Compare that to MIDTOWN MODERN at $3,135 PSF -- a 49% premium that buyers need to justify. Being 3 minutes on foot from Rochor MRT (249m) adds genuine convenience and supports the pricing.
Prices have essentially flatlined over two years (-0.5%), suggesting a market in equilibrium. 8 transactions over two years is modest; the trend is directional, not definitive. For context, CITY GATE has gained 3.8% over the same period.
Around 68 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. At 4.0% gross yield versus the RCR average of 3.5%, rental returns are above-market. The $4,953/month median rent makes this genuinely compelling for income investors.
The 94-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 |
|---|---|---|---|
| AUREA | $2,860 | — | 0.0% |
| DUO RESIDENCES | $2,224 | 3.6% | +2.7% |
| CITY GATE | $2,124 | 2.8% | +3.8% |
| MIDTOWN MODERN | $3,135 | 3.3% | +9.9% |
| CONCOURSE SKYLINE | $2,013 | 3.4% | +4.8% |
PSF Trend
Own a unit here?
Get an instant valuation based on real transaction data for your floor and unit size.