THE MEZZO
UrbanLens Analysis
THE MEZZO trades at $1,667 PSF, sitting 7% above the District 12 median of $1,562 PSF. At 11 minutes from Farrer Park MRT (863m), transit access is passable but not a differentiator. THE ORIE fetches $2,723 PSF nearby -- that 39% gap frames THE MEZZO's relative value proposition.
A 5.5% appreciation over two years is healthy without looking frothy. 10 transactions over two years is modest; the trend is directional, not definitive. For context, EIGHT RIVERSUITES has gained 12.9% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. The 3.0% yield trails the RCR average of 3.5%. At $3,803/month median rent, this is a capital-appreciation bet, not an income play.
The 127-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 |
|---|---|---|---|
| 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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