THE ESPARIS
UrbanLens Analysis
At $1,110 PSF, THE ESPARIS prices 19% below the District 18 median. Compare that to PARKTOWN RESIDENCE at $2,363 PSF -- a 53% premium that buyers need to justify. The 16-minute walk to Pasir Ris MRT (1244m) is workable, though not the kind of proximity that commands a premium on its own.
The 13.3% gain in two years signals steady demand -- solid, not speculative. With 19 deals in two years, the pricing data has reasonable statistical weight. For context, THE TAPESTRY has gained 3.8% over the same period.
With ~75 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
With 274 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 |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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