VIVACE
UrbanLens Analysis
VIVACE commands $2,151 PSF -- 3% below what District 09 typically fetches ($2,215 PSF). Fort Canning MRT sits just 405m away (5-min walk), a clear connectivity win. Against THE ROBERTSON OPUS at $3,359 PSF, the 36% discount is worth examining closely.
Prices have essentially flatlined over two years (+1.2%), suggesting a market in equilibrium. 9 transactions over two years is modest; the trend is directional, not definitive. For context, SOPHIA HILLS has gained 3.6% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. At 4.3% gross yield versus the CCR average of 3.0%, rental returns are above-market. The $3,201/month median rent makes this genuinely compelling for income investors.
The 84-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 |
|---|---|---|---|
| RIVER GREEN | $3,125 | — | 0.0% |
| THE ROBERTSON OPUS | $3,359 | — | 0.0% |
| THE COLLECTIVE AT ONE SOPHIA | $2,767 | — | 0.0% |
| SOPHIA HILLS | $2,128 | 3.9% | +3.6% |
| HILL HOUSE | $3,081 | — | +1.3% |
PSF Trend
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