THE MERASAGA
UrbanLens Analysis
At $2,028 PSF, THE MERASAGA prices 8% below the District 10 median. Compare that to 19 NASSIM at $3,381 PSF -- a 40% premium that buyers need to justify. Being 2 minutes on foot from Holland Village MRT (144m) adds genuine convenience and supports the pricing.
The 8.4% gain in two years signals steady demand -- solid, not speculative. 5 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
Around 64 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. Gross yield of 3.1% tracks the CCR average of 3.0%. At $7,161/month median rent, income is market-rate -- neither a standout nor a weakness.
The 116-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 |
|---|---|---|---|
| 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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