Unit mix & rental yield by bedroom

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
2-bedroom	6	8%	850–958 sqft	—	—	—
3-bedroom	50	64%	1,033–1,765 sqft	S$4,000/mo*	~2.6%· low sample (1 sale)	10
4-bedroom	12	15%	1,206–1,496 sqft	—	—	—

10 units not yet in our catalogue.

* From a thin rental sample.

Price Action

En-bloc likelihood

Very low likelihood

Ranks in the bottom half for redevelopment interest among private condos.

ESPA is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Based on 4 comparable past collective-sale deals (GOODLUCK GARDEN 2018, GOODLUCK VIEW 2007, KISMIS VIEW 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Profit & Loss

haio estimate

8 realized resale exits at ESPA over the 5y window — 8 profitable, 0 at a loss, a median 5.24%/yr.

Tap any row to see the exact resale transactions behind it.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	6	15y 3m	$676	$1,552	S$899,500	5.24%
4BR	1	14y 4m	$800	$1,288	S$704,400	3.39%
5BR+	1	17y 9m	$536	$1,441	S$1,520,000	5.71%
Total	8	15y 3m	$676	$1,486	S$899,500	5.24%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Queenstown, Botanic Gardens, Harbourfront

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of ESPA. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km of ESPA · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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Rental Demand

Exit Risk

haio unit-level records

ESPAhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=52 traced current owners, 98.1% unit-exact.

Where current owners entered (psf)

$595 p5median $1,005p95 $1,549

Your entry price$1,010 psf

≈ 51% of the 52 current owners entered below this price (interpolated from the exact band).

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

Transaction History

Beds

Period

Size–sqft

Showing 10 of 76 total recorded transactions.


May 2026	3BR	$1,820,000	1,087	$1,674
Mar 2025	3BR	$2,420,000	1,679	$1,441
Dec 2024	3BR	$1,800,000	1,065	$1,690
Sep 2022	3BR	$1,680,000	1,065	$1,577
Jul 2022	2BR	$1,380,000	904	$1,527
Apr 2022	2BR	$1,280,000	904	$1,416
Jan 2022	3BR	$1,858,000	1,442	$1,288
Oct 2021	3BR	$1,570,000	1,087	$1,444
29 Apr 2021	3BR	$1,400,000	1,033	$1,355
26 Oct 2020	2BR	$1,130,000	958	$1,180

Nearby Transactions

DistanceWithin 300 m