THE MARBELLA
UrbanLens Analysis
THE MARBELLA commands $2,307 PSF -- 5% above what District 10 typically fetches ($2,197 PSF). Dover MRT sits just 338m away (4-min walk), a clear connectivity win. Against 19 NASSIM at $3,381 PSF, the 32% discount is worth examining closely.
Prices are up 7.4% over two years, reflecting genuine buyer interest without bubble-level exuberance. With 11 deals in two years, the pricing data has reasonable statistical weight. For context, D'LEEDON has gained 10.0% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Gross yield of 2.1% lags the CCR segment average of 3.0%. Investors here are betting on price growth over rental returns.
The 239-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets. In the Core Central region, buyers expect premium finishes and brand cachet -- any shortfall directly impacts resale velocity.
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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