Context and Comparison snapshots
The Arcady is a 172-unit, freehold condominium in District 12 with an expected vacant possession in 2027. In other words, it’s positioned as a rare, brand-new freehold option in a mature city-fringe corridor—an important point because your “exit” outcomes (resale demand and resale pricing) often depend as much on scarcity and product positioning as on raw rental yield.
The specific unit we are focusing on is the 3 Bedroom Premium + Study, Type C5, measuring 119 sqm (1,281 sqft). The layout features a dedicated study, an enclosed kitchen with a yard, and three bathrooms (Master Bathroom, Bath 2, and Bath 3), making it well-suited for larger families or multi-generational living.
For buyers seeking something more exclusive, there is also a top-floor high-ceiling variant (Type C5A) which includes a 20 sqm void area, increasing the total strata area to 1,496 sqft.
For benchmarking, we compare against two nearby developments that “anchor” what tenants and resale buyers already pay today:
Jui Residences is a freehold development in District 12 comprising 117 residential units and 3 commercial units, completed in 2022. The 3-bedroom units in this project are comparatively smaller, ranging from 883 to 1,001 sqft, and do not feature the same 3-bathroom plus study layout found in The Arcady’s Type C5 configuration.
Eight Riversuites, on the other hand, is a significantly larger development with 862 units on a 99-year leasehold tenure, completed in 2016. It serves as a useful benchmark in this analysis due to its very close proximity to The Arcady, making it a relevant comparison in terms of location.
Rental benchmarks from nearby developments
The PropNex ProTrend yearly rental chart provides a useful starting point when projecting potential rental levels for The Arcady upon completion in 2027, as it highlights two key market trends in the Boon Keng / Whampoa area.
First, rental rates for family-sized condominiums in the area have increased significantly compared to the pre-2022 period. At Eight Riversuites, average rental rates remained relatively stable at around S$3.20–S$3.35 psf between 2016 and 2021, then rose sharply to S$4.07 psf in 2022, S$4.88 psf in 2023, and S$5.11 psf by 2026. This suggests that the rental market has undergone a structural upward shift after 2021, with larger city-fringe condominiums now commanding rents in the mid-S$5 psf range.
Second, Jui Residences, being a newer freehold development, generally commands a higher rental psf compared to Eight Riversuites. However, the number of rental transactions is much lower, which means year-to-year rental figures can appear more volatile. Based on the chart, the rental rates were approximately S$4.96 psf in 2022, S$5.19 psf in 2023, S$5.00 psf in 2024, S$5.10 psf in 2025, and S$5.88 psf in 2026.
It is also useful to step back and examine the broader rental market before assuming another sharp increase by 2027. According to URA data, the private residential rental index declined slightly by 0.5% quarter-on-quarter in 4Q 2025, although full-year rents still rose by 1.9%, reversing the 1.9% decline recorded in 2024. As the URA index is based on actual rental transactions submitted to IRAS and adjusted for factors such as unit size and property age, it provides a useful macro benchmark when evaluating rental projections.
Taking these factors into account, a reasonable assumption for The Arcady’s Type C5 rental projection upon completion in 2027 would be around the mid-S$5 psf range, based on current neighbourhood benchmarks. From there, investors may consider applying a premium depending on how the market values features such as a brand-new freehold development, three bathrooms, a dedicated study, and an enclosed kitchen layout.
Resale price benchmarks and the new-launch premium
Rental yield is only half the story for a new launch—especially a S$3.2M–S$3.5M family unit—because investors and upgrader-buyers are paying for (a) the unit’s usability and (b) the future resale buyer pool. The attached PropNex ProTrend sale chart provides a clean view of what surrounding resale condos have been transacting at.
Eight Riversuites’ resale psf in the chart rose from around S$1,147 psf (2016) to S$1,780 psf (2025), before dropping to S$1,737 psf (2026). Jui Residences transacts at a higher resale psf—roughly S$1,680–S$2,006 psf in the years shown—consistent with its newer/freehold positioning.
Next, let’s compare this with The Arcady’s Type C5 entry price.
Based on the current price range of S$3,254,000 to S$3,521,000 (as of 8 March 2026) for a 1,281 sqft unit, this translates to an estimated S$2,540 to S$2,749 psf. This places The Arcady at a noticeable premium compared to the 3-bedroom resale benchmarks observed at both Jui Residences and Eight Riversuites in the chart.
However, paying a premium is not necessarily a negative outcome—it is a common characteristic of new launch developments.
Buyers are often willing to accept this premium because they are purchasing a brand-new property with modern layouts and improved space efficiency. In the case of The Arcady, the 3-bedroom + study configuration with three bathrooms and an enclosed kitchen is also a relatively rare layout in the surrounding area, particularly among newer freehold developments.
For this premium to ultimately be justified, two things typically need to happen over time. First, the surrounding micro-market must gradually re-rate to a higher price band, narrowing the gap between new launch and resale prices. Alternatively, The Arcady must continue to maintain a structural advantage over nearby resale developments, whether through its layout efficiency, lower density living environment, newer building condition, or the relative scarcity of new freehold supply in the immediate neighbourhood.
Projected 2027 rent and gross yield for Type C5
Why Type C5 can command a rental premium
While many developments offer 3-bedroom units in the same neighbourhood, their layouts and usability can differ greatly. Type C5’s key advantage is its well-designed layout that prioritises family functionality.
The Type C5 plan shows three points that can matter a lot to tenant decision-making in this segment:
- 3 bathrooms (helpful for larger families, multi-generation stays, or simply reducing morning bottlenecks)
- A separate study (increasingly valued for WFH/hybrid)
- An enclosed kitchen + yard (important for heavier cooking, privacy, and a more “landed-like” family routine)
This is exactly the kind of spec that can justify a higher “headline rent”, even if the psf number doesn’t scale linearly (bigger units often rent at slightly lower psf because the total monthly rent gets psychologically “too big” for many tenants).
Underwriting three rent scenarios
Below is a simple scenario set using the neighbourhood’s observed psf bands (from the Protrend chart) as anchors:
- Conservative uses S$5.11 psf (matching Eight Riversuites’ 2026 print in the ProTrend rental chart)
- Base case uses S$5.50 psf (a midpoint / modest premium assumption)
- Upside uses S$6.00 psf (a “brand new + strong layout premium” case)
| Scenario | Assumed rent (S$/sqft/month) | Monthly rent on 1,281 sqft | Gross yield on S$3.254M (2nd floor) | Gross yield on S$3.521M (23rd floor) |
| Conservative (match nearby benchmark) | 5.11 | ~S$6,546 | ~2.41% | ~2.23% |
| Base case (midpoint / modest premium) | 5.50 | ~S$7,046 | ~2.60% | ~2.40% |
| Upside (new + layout premium) | 6.00 | ~S$7,686 | ~2.83% | ~2.62% |
How to read this: In almost any realistic underwriting, Type C5’s stabilised gross yield after TOP looks like a mid–2% product. That’s not unusual for a new-launch, freehold city-fringe, family-sized private home—but it means the “investment case” typically leans more on capital preservation and long-run resale desirability, not on beating resale condos on immediate yield.
Benchmarking against Jui and Eight Riversuites Yields
Using the summary lines in your ProTrend tables (rent price vs transacted price), the implied gross yields for nearby 3-bedroom units are roughly:
- Eight Riversuites: about 3.75% (using rent of S$5.11/psf/month and average sale price about S$1737 psf in 2026)
- Jui Residences: about 3.05% (using rent of S$5.10/psf/month and average sale price of about S$2004 psf in 2025)
This comparison usually points to one straightforward conclusion: if maximising yield is your #1 goal, mature resale options may look more efficient than paying a new-launch premium for The Arcady Type C5—unless your underwriting has unusually strong confidence in rent growth or a strong tenant premium for the 3-bath + study layout.
Decision framework for whether Type C5 is a good buy
When Type C5 looks strong
Type C5 makes the most sense for buyers who value family usability and long holding power more than “spreadsheet yield”.
If you are a buyer seeking a modern, large-format family home (1,281 sqft) in a relatively central/mature corridor with freehold tenure (scarce in new launches), The Arcady’s positioning is coherent: freehold + brand-new + low-density. And the C5 layout is not just “3 bedrooms”; it’s a layout engineered for family living, with an enclosed kitchen, yard, study, and 3 bathrooms.
In this buyer profile, “good buy” is less about hitting 3.5% yield and more about: “Will I still like this home in year 10, and will the next upgrader-family buyer like it too?”
When Type C5 looks weaker
Type C5 looks less compelling if you are judging it primarily as a rental-yield product.
The implied entry price of around S$2,540–S$2,749 psf is significantly higher than the surrounding resale benchmarks shown in the ProTrend chart. Even if The Arcady can achieve a healthy family rental of roughly S$7,000–S$7,700 per month, the projected gross rental yield would still fall within the 2.4%–2.6% range under most base-case assumptions. This estimate also excludes other unavoidable costs such as maintenance fees, vacancy periods, agent commissions, and property taxes, which would further reduce the effective yield.
Also, “exit flexibility” matters. If you buy under today’s rules, note that Seller’s Stamp Duty rules changed for properties purchased on/after 4 July 2025, including a longer holding period (from three to four years) and higher SSD rates for earlier resale; IRAS sets out these changes clearly. This doesn’t make The Arcady bad—but it does raise the bar for investors planning a quick exit.
A balanced “good buy” verdict
If we were to frame the conclusion in simple terms:
- As a pure yield play, Type C5 is likely not the “best buy” versus nearby resale (especially Jui) because the entry quantum is high and the resulting gross yield is typically in the mid–2% range, while nearby resale 3-bedroom yields can be higher based on your benchmark data.
- As a long-hold family asset in a mature city-fringe zone, Type C5 can be a good buy for the right buyer—specifically someone who values (a) freehold newness and (b) a family layout that is unusually “complete” for a District 12 condo (3 baths + study + enclosed kitchen).
Assumptions, limitations, and what would change the conclusion
While this analysis is anchored in the ProTrend data, future projections should always be viewed in the context of the assumptions underlying them.
Rental projections here assume 2027 rents anchor off the current mid-S$5 psf range shown in the chart rather than another sharp step-change. This is consistent with recent commentary that URA’s rental index saw a mild dip in 4Q 2025 after earlier increases, even though 2025 ended net positive for rents. If the rental market tightens unexpectedly (macro growth, lower vacancy, fewer completions), the upside scenario becomes more realistic; if supply pressure increases, the conservative scenario becomes more realistic.
Gross yields shown are gross (before vacancy, taxes, maintenance, and transaction costs). For completeness, buyers should remember BSD/ABSD are computed on the higher of purchase price or market value, and ABSD (if applicable to the buyer profile) is paid on top of BSD. These costs reduce effective yields.
Finally, the “good buy” call changes most if either (a) The Arcady’s achievable rent is materially above S$6 psf on a sustainable basis, or (b) the surrounding resale market meaningfully “re-rates” closer to The Arcady’s new-launch psf band, narrowing the premium over time.
Disclosure: This post is educational and analytical. It is not financial advice. Projections are scenarios based on the provided ProTrend 3BR graph values and an indicative price of $3,254,000 to $3,521,000 (as of this article). Actual rents, yields, and timelines may differ.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
