Potential Upside Plays
Undervalued Screener
Developments with at least 5 transactions (2023–2025) that have seen the largest PSF declines — identifying potential mean-reversion opportunities relative to their district benchmarks.
Educational analysis only. A decline in PSF does not guarantee future appreciation. Price changes may reflect legitimate factors such as age, condition, lease decay, or composition shifts in transaction types. Always conduct thorough due diligence before making any property investment decisions.
101
Developments Screened
43
D09 — Orchard
37
D10 — Ardmore
21
D11 — Watten
Filters
Min txns:5
Max Δ:0%
PSF Change 2023 → 2025 (Top 25 Declines)
Developments with 5+ transactions, sorted by largest PSF decline
Screened Developments(101)
Sorted by PSF change 2023→2025 (ascending)
| Dist. | Tenure | 2023 PSF | vs. Dist. Median | |||||
|---|---|---|---|---|---|---|---|---|
ONE DRAYCOTT DRAYCOTT PARK | D10 | Freehold | 51 | $3,264 | $2,527 | -22.6% | -22.6% | -9.9% |
GRAMERCY PARK GRANGE ROAD | D10 | Freehold | 6 | $3,625 | $2,826 | -22.1% | -1.1% | +0.7% |
8 BASSEIN BASSEIN ROAD | D11 | Freehold | 11 | $1,872 | $1,500 | -19.8% | -20.9% | -29.1% |
SUTTON PLACE FARRER ROAD | D10 | Freehold | 5 | $1,790 | $1,461 | -18.4% | -8.8% | -47.9% |
CAVENAGH HOUSE CLEMENCEAU AVENUE NORTH | D09 | Freehold | 5 | $2,098 | $1,735 | -17.3% | — | -39.5% |
ORCHARD COURT OXLEY ROAD | D09 | 99yr LH | 6 | $1,686 | $1,411 | -16.3% | -19.3% | -50.8% |
HOLLAND MEWS HOLLAND ROAD | D10 | Freehold | 6 | $2,378 | $2,034 | -14.5% | -5.0% | -27.5% |
IKIGAI SHREWSBURY ROAD | D11 | Freehold | 10 | $2,292 | $1,972 | -13.9% | -14.9% | -6.8% |
HALLMARK RESIDENCES EWE BOON ROAD | D10 | Freehold | 11 | $2,082 | $1,793 | -13.9% | -20.9% | -36.1% |
KLIMT CAIRNHILL CAIRNHILL ROAD | D09 | Freehold | 130 | $3,554 | $3,077 | -13.4% | -8.9% | +7.3% |
CUSCADEN RESERVE CUSCADEN ROAD | D10 | 99yr LH | 166 | $3,589 | $3,117 | -13.2% | +3.3% | +11.1% |
CLIVEDEN AT GRANGE GRANGE ROAD | D10 | Freehold | 8 | $3,150 | $2,745 | -12.8% | +25.7% | -2.1% |
BOTANIC GARDENS VIEW TAMAN SERASI | D10 | Freehold | 13 | $2,720 | $2,378 | -12.6% | +0.0% | -15.2% |
LUCKY PLAZA ORCHARD ROAD | D09 | Freehold | 8 | $2,032 | $1,794 | -11.7% | -10.3% | -37.4% |
HORIZON TOWERS LEONIE HILL | D09 | 99yr LH | 30 | $1,563 | $1,383 | -11.5% | +1.6% | -51.8% |
ONE BALMORAL BALMORAL ROAD | D10 | Freehold | 10 | $2,722 | $2,408 | -11.5% | -9.5% | -14.2% |
THE CLAYMORE CLAYMORE ROAD | D09 | Freehold | 5 | $3,489 | $3,089 | -11.5% | +4.8% | +7.7% |
UP@ROBERTSON QUAY ROBERTSON QUAY | D09 | 99yr LH | 11 | $2,333 | $2,077 | -11.0% | -2.4% | -27.6% |
NEWTON 21 NEWTON ROAD | D11 | Freehold | 6 | $2,233 | $1,989 | -10.9% | -12.8% | -6% |
WILKIE 80 WILKIE ROAD | D09 | Freehold | 6 | $1,939 | $1,732 | -10.7% | -6.0% | -39.6% |
LOFT@HOLLAND HOLLAND ROAD | D10 | Freehold | 8 | $2,547 | $2,276 | -10.6% | -11.6% | -18.9% |
SUITES @ NEWTON SURREY ROAD | D11 | Freehold | 8 | $2,074 | $1,858 | -10.4% | +6.4% | -12.2% |
THE GRANGE GRANGE GARDEN | D10 | Freehold | 6 | $3,155 | $2,832 | -10.2% | +9.4% | +1% |
SPANISH VILLAGE FARRER ROAD | D10 | Freehold | 11 | $2,240 | $2,019 | -9.8% | -0.1% | -28% |
DEVONSHIRE RESIDENCES DEVONSHIRE ROAD | D09 | Freehold | 13 | $2,194 | $1,978 | -9.8% | -6.7% | -31% |
BUCKLEY CLASSIQUE BUCKLEY ROAD | D11 | Freehold | 7 | $2,170 | $1,960 | -9.7% | -16.9% | -7.3% |
ONE DEVONSHIRE DEVONSHIRE ROAD | D09 | Freehold | 8 | $3,000 | $2,714 | -9.5% | -4.0% | -5.4% |
HILLTOPS CAIRNHILL CIRCLE | D09 | Freehold | 24 | $3,586 | $3,254 | -9.3% | -6.6% | +13.5% |
BISHOPSGATE RESIDENCES BISHOPSGATE | D10 | Freehold | 5 | $3,634 | $3,302 | -9.2% | — | +17.7% |
THE MONTANA JALAN MUTIARA | D10 | Freehold | 12 | $2,282 | $2,086 | -8.6% | -2.7% | -25.6% |
GILSTEAD TWO GILSTEAD ROAD | D11 | Freehold | 13 | $2,213 | $2,024 | -8.5% | -10.4% | -4.3% |
ENCHANTÉ EVELYN ROAD | D11 | Freehold | 23 | $2,829 | $2,589 | -8.5% | -8.8% | +22.4% |
SUITES @ SHREWSBURY SHREWSBURY ROAD | D11 | Freehold | 5 | $2,008 | $1,838 | -8.5% | -3.9% | -13.1% |
RESIDENTIAL APARTMENTS DUBLIN ROAD | D09 | Freehold | 11 | $1,973 | $1,811 | -8.2% | +22.7% | -36.9% |
HYLL ON HOLLAND HOLLAND ROAD | D10 | Freehold | 87 | $2,879 | $2,650 | -8.0% | -5.1% | -5.5% |
MACKENZIE 88 MACKENZIE ROAD | D09 | Freehold | 7 | $1,787 | $1,647 | -7.8% | -0.2% | -42.6% |
PINEWOOD GARDENS BALMORAL PARK | D10 | Freehold | 9 | $2,443 | $2,268 | -7.1% | +2.0% | -19.1% |
120 GRANGE GRANGE ROAD | D10 | Freehold | 6 | $2,936 | $2,728 | -7.1% | -3.3% | -2.7% |
ROBERTSON EDGE TONG WATT ROAD | D09 | 999yr LH | 6 | $2,080 | $1,934 | -7.0% | -4.0% | -32.6% |
ORCHARD BEL AIR ORCHARD BOULEVARD | D10 | 99yr LH | 5 | $1,548 | $1,440 | -7.0% | -10.0% | -48.7% |
OXLEY EDGE RIVER VALLEY ROAD | D09 | Freehold | 11 | $2,044 | $1,903 | -6.9% | -14.1% | -33.6% |
3 ORCHARD BY-THE-PARK ORCHARD BOULEVARD | D10 | Freehold | 7 | $3,871 | $3,605 | -6.9% | -7.3% | +28.5% |
SCOTTS 28 SCOTTS ROAD | D09 | Freehold | 7 | $2,438 | $2,271 | -6.8% | +2.4% | -20.8% |
RV SUITES RIVER VALLEY ROAD | D10 | Freehold | 15 | $1,915 | $1,787 | -6.7% | -7.8% | -36.3% |
PULLMAN RESIDENCES NEWTON DUNEARN ROAD | D11 | Freehold | 138 | $3,218 | $3,011 | -6.4% | -2.8% | +42.4% |
ESPADA ST. THOMAS WALK | D09 | Freehold | 19 | $2,487 | $2,348 | -5.6% | -0.8% | -18.1% |
KIM SIA COURT JALAN JINTAN | D09 | Freehold | 17 | $2,196 | $2,076 | -5.4% | +0.4% | -27.6% |
LATITUDE JALAN MUTIARA | D10 | Freehold | 10 | $2,875 | $2,719 | -5.4% | -0.7% | -3.1% |
VIVACE TONG WATT ROAD | D09 | 999yr LH | 10 | $2,184 | $2,068 | -5.3% | -3.9% | -27.9% |
THE ORCHARD RESIDENCES ORCHARD BOULEVARD | D09 | 99yr LH | 10 | $3,224 | $3,055 | -5.2% | -1.7% | +6.5% |
RV EDGE SHANGHAI ROAD | D10 | Freehold | 8 | $2,163 | $2,056 | -5.0% | -4.4% | -26.7% |
THE QUAYSIDE ROBERTSON QUAY | D09 | 99yr LH | 11 | $1,693 | $1,611 | -4.8% | -2.4% | -43.8% |
FOURTH AVENUE RESIDENCES FOURTH AVENUE | D10 | 99yr LH | 43 | $2,679 | $2,551 | -4.8% | +6.3% | -9.1% |
YONG AN PARK RIVER VALLEY ROAD | D09 | Freehold | 13 | $2,354 | $2,250 | -4.4% | -7.2% | -21.5% |
HILL HOUSE INSTITUTION HILL | D09 | 999yr LH | 59 | $3,210 | $3,069 | -4.4% | -2.1% | +7% |
19 NASSIM NASSIM HILL | D10 | 99yr LH | 88 | $3,514 | $3,363 | -4.3% | -0.7% | +19.9% |
ARDMORE PARK ARDMORE PARK | D10 | Freehold | 16 | $4,454 | $4,264 | -4.3% | +2.5% | +52% |
THE RISE @ OXLEY - RESIDENCES OXLEY RISE | D09 | Freehold | 13 | $2,368 | $2,268 | -4.2% | -0.8% | -20.9% |
GOODWOOD GRAND BALMORAL ROAD | D10 | Freehold | 6 | $2,812 | $2,698 | -4.1% | -2.8% | -3.8% |
FYVE DERBYSHIRE DERBYSHIRE ROAD | D11 | Freehold | 8 | $2,611 | $2,509 | -3.9% | — | +18.6% |
ROBIN RESIDENCES ROBIN DRIVE | D10 | Freehold | 13 | $2,413 | $2,323 | -3.7% | -6.2% | -17.2% |
10 EVELYN EVELYN ROAD | D11 | Freehold | 28 | $2,818 | $2,717 | -3.6% | -2.9% | +28.5% |
QUINTERRA HOLLAND ROAD | D10 | 99yr LH | 5 | $1,667 | $1,608 | -3.5% | -5.7% | -42.7% |
PARKSUITES HOLLAND GROVE ROAD | D10 | Other | 13 | $2,434 | $2,357 | -3.2% | -4.0% | -16% |
LUCIDA SUFFOLK ROAD | D11 | Freehold | 6 | $1,694 | $1,640 | -3.2% | -6.1% | -22.5% |
WATERFALL GARDENS FARRER ROAD | D10 | Freehold | 6 | $2,138 | $2,071 | -3.1% | -4.3% | -26.2% |
ORCHARD SOPHIA SOPHIA ROAD | D09 | Freehold | 73 | $2,820 | $2,735 | -3.0% | -4.6% | -4.6% |
MIRO LINCOLN ROAD | D11 | Freehold | 8 | $1,686 | $1,635 | -3.0% | -1.9% | -22.7% |
RESIDENCES @ KILLINEY KILLINEY ROAD | D09 | Freehold | 7 | $2,406 | $2,348 | -2.4% | -1.3% | -18.1% |
8 SAINT THOMAS ST. THOMAS WALK | D09 | Freehold | 14 | $3,134 | $3,064 | -2.2% | +10.1% | +6.8% |
LEEDON GREEN LEEDON HEIGHTS | D10 | Freehold | 170 | $2,942 | $2,886 | -1.9% | -4.0% | +2.9% |
OUE TWIN PEAKS LEONIE HILL ROAD | D09 | 99yr LH | 52 | $2,280 | $2,237 | -1.9% | -2.2% | -22% |
LA SUISSE SWISS VIEW | D11 | 999yr LH | 8 | $1,582 | $1,552 | -1.9% | — | -26.6% |
THE SUITES AT CENTRAL DEVONSHIRE ROAD | D09 | Freehold | 17 | $2,551 | $2,509 | -1.6% | +0.9% | -12.5% |
HILLCREST ARCADIA ARCADIA ROAD | D11 | 99yr LH | 22 | $1,267 | $1,248 | -1.5% | -3.7% | -41% |
KOPAR AT NEWTON MAKEWAY AVENUE | D09 | 99yr LH | 67 | $2,613 | $2,575 | -1.4% | +0.2% | -10.2% |
ORCHARD SCOTTS ANTHONY ROAD | D09 | 99yr LH | 18 | $1,745 | $1,728 | -1.0% | -0.9% | -39.7% |
ORANGE GROVE RESIDENCES ORANGE GROVE ROAD | D10 | Freehold | 6 | $2,234 | $2,212 | -1.0% | +2.6% | -21.1% |
ST THOMAS SUITES ST. THOMAS WALK | D09 | Freehold | 17 | $2,325 | $2,303 | -0.9% | -0.3% | -19.7% |
NEWTON ONE NEWTON ROAD | D11 | Freehold | 8 | $2,261 | $2,240 | -0.9% | -4.4% | +5.9% |
LEONIE TOWERS LEONIE HILL | D09 | Freehold | 9 | $1,938 | $1,923 | -0.8% | -0.2% | -32.9% |
NOUVEL 18 ANDERSON ROAD | D10 | Freehold | 5 | $3,109 | $3,087 | -0.7% | +1.9% | +10.1% |
L'VIV NEWTON ROAD | D11 | Freehold | 22 | $2,268 | $2,252 | -0.7% | +0.4% | +6.5% |
NEWTON 18 NEWTON ROAD | D11 | Freehold | 11 | $2,164 | $2,150 | -0.7% | -0.4% | +1.7% |
THE ARCADIA ARCADIA ROAD | D11 | 99yr LH | 16 | $1,162 | $1,155 | -0.6% | -7.4% | -45.4% |
CLAREMONT KILLINEY ROAD | D09 | Freehold | 9 | $1,984 | $1,972 | -0.6% | -4.4% | -31.2% |
THE INSPIRA ARNASALAM CHETTY ROAD | D09 | Freehold | 5 | $2,314 | $2,303 | -0.5% | -12.5% | -19.7% |
ILLUMINAIRE ON DEVONSHIRE DEVONSHIRE ROAD | D09 | Freehold | 9 | $2,290 | $2,279 | -0.5% | +1.8% | -20.5% |
PAVILION 11 AKYAB ROAD | D11 | Freehold | 13 | $2,096 | $2,087 | -0.4% | -3.1% | -1.3% |
CAIRNHILL PLAZA CAIRNHILL ROAD | D09 | Freehold | 12 | $1,936 | $1,928 | -0.4% | +7.7% | -32.8% |
PARC SOPHIA ADIS ROAD | D09 | Freehold | 20 | $1,790 | $1,783 | -0.4% | +8.3% | -37.8% |
LOFT @ STEVENS STEVENS ROAD | D10 | Freehold | 8 | $2,269 | $2,261 | -0.3% | — | -19.4% |
IRWELL HILL RESIDENCES IRWELL HILL | D09 | 99yr LH | 66 | $2,996 | $2,986 | -0.3% | +9.3% | +4.1% |
26 NEWTON NEWTON ROAD | D11 | Freehold | 21 | $2,240 | $2,233 | -0.3% | -0.2% | +5.6% |
CAVENAGH COURT CAVENAGH ROAD | D09 | Freehold | 5 | $1,956 | $1,952 | -0.2% | -3.3% | -31.9% |
THE ASTON KAY POH ROAD | D10 | Freehold | 9 | $1,858 | $1,854 | -0.2% | -2.7% | -33.9% |
BOTANIKA HOLLAND ROAD | D10 | Freehold | 8 | $2,373 | $2,368 | -0.2% | -0.5% | -15.6% |
PATERSON LINC PATERSON ROAD | D09 | Freehold | 5 | $2,364 | $2,361 | -0.1% | -6.7% | -17.7% |
ASTRID MEADOWS CORONATION ROAD WEST | D10 | Freehold | 13 | $2,245 | $2,242 | -0.1% | +0.5% | -20.1% |
THE LIGHT @ CAIRNHILL CAIRNHILL CIRCLE | D09 | Freehold | 6 | $2,436 | $2,432 | -0.1% | -2.0% | -15.2% |
EURO-ASIA COURT RIVER VALLEY CLOSE | D09 | Freehold | 9 | $2,028 | $2,026 | -0.1% | +3.8% | -29.4% |
Screening Methodology
How developments are screened
Developments must have at least 5 transactions recorded in the URA database between 2023 and 2025. The PSF change is calculated as the percentage difference between the annual median PSF in 2023 and 2025. Only developments with a negative change (PSF decline) are included in this screener.
Interpreting the results
A PSF decline does not automatically indicate undervaluation. Possible explanations include: lease decay (for leasehold properties), age and condition of the development, smaller transaction sample sizes, or a shift in the mix of units transacted. The "vs. District Median" column shows how the 2025 PSF compares to the district-wide median.
Δ 24→25 as a momentum indicator
The year-on-year change from 2024 to 2025 serves as a momentum signal. A positive Δ 24→25 alongside a negative Δ 23→25 may suggest the development has bottomed out and is recovering — a potentially more attractive entry signal.
District median benchmarks (2025)
D09$2,868 PSF
D10$2,805 PSF
D11$2,115 PSF