Home › Condos › FERRA

FERRA

Leonie Hill · D9 River Valley

Apartment103-year

—

median $psf

—

median rent · psf/mo

—

gross rental yield

—

highest floor

104

total units

—

TOP / completion

/ 100

HomeVestor Investor Score

Best for: a balanced mix

Watch out for: Thin transactions, Limited rental data

Data confidence: Low · overall risk: Moderate

Yield—

Cashflow—

Liquidity1

Growth49

Family58

How is this worked out? — this project’s 3 sub-scores, from its own data

Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.

Capital growth · 49

Nearest growth node: Pasir Ris & Tampines North — ~2.4 km away (announced) → 84 · Nearest MRT ~1066 m (Pasir Ris East) → 13 · Price momentum — too few recent sales to score = average

Exit liquidity · 1

104 units → 3 · 0 sales in 12 mo → 0 · 0 rental contracts → 0 = average

Family demand · 58

2 primary school(s) within 1 km → 58

Overall · 36

The average of the 3 sub-scores above.

Risk flags

Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 0 rental contracts, so the yield estimate is soft

Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.

A screening heuristic — not financial advice; verify every figure and your own budget before transacting.

Investor verdict

Ferra is a leasehold project in D9 River Valley with limited yield data, thin liquidity. It sits ~2.4 km from the Pasir Ris & Tampines North growth node (announced).

Best suited for

balanced own-stay / investor buyers

Less suited for

pure rental-yield investors

Key due-diligence

Confirm the exact unit stack, facing and floor — our figures are project medians.
Stress-test cashflow at +1–2% interest in the calculator below.

Investment report

A plain-language read on Ferra — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridor Liquidity-thinsignals — how they're defined

Why this may work

In the Pasir Ris & Tampines North URA growth precinct — a corridor earmarked for new jobs, transport and amenities.

Why this may fail / what to watch

Thin liquidity (0 sales/12 mo · 104-unit project) — a slower, choppier exit and a softer price signal.
Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.

Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Nearby projectsmedian $psf of projects within ~2.0 km	$1,232 psf
HomeVestor fair range	$1,170–$1,294 psf

See the D9 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range

Project median

Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).

Same-size comps

Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.

District-comparable

Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).

Yield-supported

The $psf at which today’s median rent would return a 3.0% target gross yield for a CCR project — anchors price to rental fundamentals.

Combined range

A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.

Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›

For educational purposes only — not financial advice.

Zeroing in on one unit? Check if it’s fairly priced › · Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

1 – 2 km

#10 Gongshang Primary School 1701 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

About this project

Project Name	FERRA
Street Name	Leonie Hill
Property Type	Apartment
Tenure	103 yrs from 2013 · ~90 yrs left
District / Planning Area	D9 / River Valley
Completion	—
Number of units	104 units
Highest floor in the project	—
Developer	FAR EAST LIGHTHOUSE PTE LTD/ORCHARD LANDMARK PTE LTD
Land Area (sqm)	—
Master Plan Plot Ratio	1.4

All transactions

No transactions recorded for this project yet.