Price evidence, open questions and the investment model score. The score depends on the asking price and model assumptions.
The 4-pillar score is 42 (Hold-off). Asking is 36.5% above the comparable-based fair value of S$1.5M. Investigate the listing, unit identity, condition and comparable fit before preparing an offer. No offer target or bidding ceiling is supported yet. Fair value is a model estimate over public transaction data — not a valuation.
Scores 42 — Hold-off. Risk (69) leads, while Value (5) tempers the case. The asking sits above the model's central estimate.
Bayshore is about 470m away on the Thomson–East Coast Line — operational, not a someday hope.
Asking sits above the model's central estimate — some upside is already in the price.
About 94 years left — lease decay is a distant, structural drag, not a near-term worry.
Low/base/high are conditional scenarios from an assumed purchase price of S$2,050,000 (the entered asking price), not probabilities or independent market-price predictions. Changing that price changes the assumed sale proceeds.
The headline is a risk-adjusted composite of four output pillars — weighted 45 / 25 / 15 / 15, not averaged.
Composite math: Pillars weight to 53 (naive mean); the risk-adjusted headline is 42. v1 model — parameters pre-calibration (T12).
Confidence: low · 7 pillar inputs still assumed (v1 model, pre-calibration).
Tap an axis — or a pillar below — to open its drivers.
A single fatal flaw caps the verdict at Hold-off, regardless of the pillar scores.
Tap a pillar to open its drivers — this is where location, MRT and lease appear: as evidence feeding a pillar, never as their own score.
Unlevered expected total return ≈ 5.3% (net yield + growth − lease decay).
Decomposing the base-case +34% five-year return: the point is that most of it is durable, rent-led growth — only +6 is one-off re-rating.
Plotted against the regional peer set, the unit sits in the growth-led quadrant — above the median on growth, around the median on yield.
What the record shows, and what remains unassessed.
No verified image of this exact unit or floor plan is shown in this report. Facing, light, layout and condition are not established here — the checklist below is what to settle from actual unit evidence and a site visit.
Orientation is not in the transaction record and no floor plan was supplied — stand in the living space in the late afternoon and judge the heat and glare for yourself.
Cross-flow depends on which aspects actually open, which the record does not carry — open every window on a still day and see whether air moves.
Ambient noise is in no public dataset — listen through a peak traffic period, and ask the agent about roadworks or construction nearby.
Wastage, corridor width and usable yard do not survive into the caveat record — pace the unit and check the corners you would actually live around.
Value decay follows the remaining term — §5 models the drag across every holding horizon, and §6 grades it against the 40-year financing threshold.
Where the unit sits today, and what could move it.
URA Data Service · Singapore Open Data Licence · snapshot 754c794e · as-of 2026-10-27 · subject +36.3% vs the comps' transacted median
1 awarded GLS site (~515 planned homes) by 2030 within ~1.5 km — near-term competing supply. A measured indicator, not a forecast.
Visible committed GLS supply only — private/en-bloc redevelopment, HDB BTO and unawarded Confirmed/Reserve GLS are not assessed. Read this as a floor on nearby supply, not the full picture.
Bayshore Drive: the current URA list marks this site Awarded, but the separate awarded extract captured 2026-07-13 has no exact site-name match. This is a source-coverage gap, not a measured unit count or a price forecast.
No award date, dwelling units, completion year or scored supply impact is inferred from the current-list status.
A nearby-supply indicator, not a price prediction. These are awarded (committed) sites; units are planned and completion years are URA's expected dates, which can slip.
What you could make, what it costs to hold, and when to sell.
Low/base/high are conditional scenarios from an assumed purchase price of S$2,050,000 (the entered asking price), not probabilities or independent market-price predictions. Changing that price changes the assumed sale proceeds.
| Horizon | Sale price (base) | Price change (base) | Net rent | Net IRR (low/base/high) | Cash-on-cash | Equity × | Break-even |
|---|---|---|---|---|---|---|---|
| 1 yr | S$2.17M | +6% | S$0.06M | -46 / -36.9 / -27.9% | -2.9% | 0.63× | ~yr 2 |
| 3 yr | S$2.43M | +19% | S$0.06M | 4.2 / 13.1 / 21.2% | -8.8% | 1.46× | cleared (yr 2) |
| 5 yr | S$2.73M | +33% | S$0.06M | 9.7 / 16.8 / 23.2% | -14.7% | 2.23× | cleared (yr 2) |
| 10 yr corridor | S$3.64M | +77% | S$0.06M | 9.1 / 14.3 / 18.8% | -29.5% | 4.07× | cleared (yr 2) |
| Long-hold corridor | S$4.84M | +136% | S$0.06M | 8.2 / 12.4 / 16.3% | -44.2% | 6.47× | cleared (yr 2) |
Net IRR is levered — on equity (downpayment + stamp & legal), net of the amortised loan, SSD and ~1.5% selling costs. Low/base/high apply the corresponding price scenarios with rent held flat. Every horizon is conditional; none is a calibrated probability range.
Conditional price index: the assumed purchase price is 100 at entry. Low/base/high apply different annual growth assumptions, before rent, costs and financing. The shaded area connects those scenarios; it does not show the likelihood of an outcome.
Indicative rate = 3-month compounded SORA (MAS, as-of 2026-10-26) 1.27% + ~0.80% assumed bank margin (SG banks typically 0.5–1.0%). Not a quote — the actual rate depends on the bank and package.
Gross monthly income was not provided, so TDSR headroom is not assessed here.
Assumptions: Loan tenure assumed 25 years. Assumed the loan is repaid before age 65. Assumed CPF OA covers the downpayment beyond the cash minimum. Gross monthly income not provided — no income assumed; TDSR/MSR not verified. Hold for SSD assumed 50 years — no planned hold given; SSD would apply at 16% / 12% / 8% / 4% if sold within 1 / 2 / 3 / 4 yrs. Buyer profile assumed: Singapore Citizen · first property — no profile was collected. SSD acquisition date assumed: 2026-06-26; annual return scenarios sell on corresponding anniversaries.
Too thin to compute an indicative yield — §5 declines rather than assumes one. Source: URA Data Service · Singapore Open Data Licence.
The ABSD row above shows the rate for the buyer profile this report was run for — see §7's assumptions register. Residency and the number of properties already held both move it.
Optimal hold: years 5–9. After the SSD cliff (year 4) and before lease decay accelerates on the long-hold tail.
estimateModel estimate over public transaction data (URA caveats) — median transacted psf S$1,533 across the segment comparables.
Based on 6 comparables: 0 same-project, 6 district.
Not yet applied: Lease decay (Bala's table / SLA); Floor-level premium (no floor given).
URA Data Service · Singapore Open Data Licence · snapshot 754c794e · as-of 2026-10-27
Not a valuation; not for mortgage, stamp-duty or legal use.
We have not inspected this unit or assessed its actual photos and floor plan. We cannot responsibly recommend renovation work or attach a value uplift to it here.
Rated honestly, with the legal flags to clear before you commit.
At about 75% LTV the instalment moves with SORA; the qualification is stress-tested at the regulatory 4% floor.
1 awarded GLS site within ~1.5 km is expected to add ~515 planned homes by 2030 — a nearby-supply indicator, not a price prediction. These are awarded (committed) sites; the completion years are URA's expected dates and can slip.
Asking sits above the modelled central estimate — you would be paying ahead of the comparables.
About 94 years remain — lease decay is a distant, structural drag rather than a near-term concern.
Additional Buyer's Stamp Duty depends on your residency and how many properties you already hold — §5's cost stack applies the rate for the profile this report was run for.
Private non-landed, so no Minimum Occupation Period applies. A foreign buyer would face a materially higher ABSD rate — see §5.
Confirm no caveat/charge on the title at the option stage.
How we verify, what we assumed, and what would sharpen it further.
Every figure above was checked for internal consistency, plausibility, provenance and an honest confidence band before this report was shown — and reconciled to its pinned source data where it derives from one. Anything that fails a critical check is held, never shipped silently wrong.
Limits of what the public record holds about this unit — not gaps in the analysis of what it does hold. §3 says what to settle on a viewing; these are what the report could not.
Verdari is independent research to inform your own decision — not financial advice, and not a valuation, appraisal, or estate-agency service, nor for mortgage, stamp-duty, or legal use. We hold no listings and take no commissions. In our reports, every figure carries its source and as-of date. Model estimates are labelled; low/base/high price scenarios are conditional assumptions, not probability ranges or independent market-price predictions. © 2026 Verdari·SG.
Decision-support, not broking. The fair-value anchor, the evidence, and a plan.
Investigate the listing, unit identity, condition and comparable fit before preparing an offer. No offer target or bidding ceiling is supported yet.
The analysis, turned into a fortnight of moves — each one tied to the evidence that demands it.
Progress saves with the report — tick items off on your phone at the viewing.
Review the evidence and share a read-only preview.
A model-to-asking price gap is not a realised saving or evidence that a seller will accept less.
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A read-only preview for a spouse, broker or co-investor.
Verdari is independent research to inform your own decision — not financial advice, and not a valuation, appraisal, or estate-agency service, nor for mortgage, stamp-duty, or legal use. We hold no listings and take no commissions. In our reports, every figure carries its source and as-of date. Model estimates are labelled; low/base/high price scenarios are conditional assumptions, not probability ranges or independent market-price predictions. © 2026 Verdari·SG.