VIVA
UrbanLens Analysis
At $2,601 PSF, VIVA prices 31% above the District 11 median. Compare that to WATTEN HOUSE at $3,264 PSF -- a 20% premium that buyers need to justify. The 7-minute walk to Novena MRT (526m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+3.9%), suggesting a market in equilibrium. With 11 deals in two years, the pricing data has reasonable statistical weight. For context, PARK INFINIA AT WEE NAM has gained 4.3% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Gross yield of 2.8% tracks the CCR average of 3.0%. At $11,500/month median rent, income is market-rate -- neither a standout nor a weakness.
With 235 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 |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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