THE MARQUE @ IRRAWADDY
UrbanLens Analysis
THE MARQUE @ IRRAWADDY commands $1,677 PSF -- 7% above what District 12 typically fetches ($1,562 PSF). Novena MRT is 655m away (8-min walk), functional but not a headline selling point. Against THE ORIE at $2,723 PSF, the 38% discount is worth examining closely.
Prices are up 5.6% over two years, reflecting genuine buyer interest without bubble-level exuberance. 6 transactions over two years is modest; the trend is directional, not definitive. For context, GEM RESIDENCES has gained 8.4% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.
At just 48 units, this is an intimate development. Expect low common fees but limited resale volume -- patience is required on exit.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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