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LIIV RESIDENCES

Pasir Panjang Road · D5 Queenstown
ApartmentFreehold
—
median $psf
$7.67
median rent · psf/mo
—
gross rental yield
5
highest floor
23
total units
2018
TOP / completion
Median rent from 14 URA rental contracts (last 12 mo).
27
/ 100
HomeVestor Investor Score
Best for: a balanced mix
Watch out for: Small project, Thin transactions
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity8
Growth47
Family25
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 · 47
Nearest growth node: One-North — ~1.6 km away (built out) → 62 · Nearest MRT ~873 m (Haw Par Villa) → 33 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 8
23 units → 0 · 0 sales in 12 mo → 0 · 14 rental contracts → 22  =  average
Family demand · 25
No primary school within 1 km → 25
Overall · 27
The average of the 3 sub-scores above.
Risk flags
Small project — 23 units, thinner resale & rental liquidity · Thin transactions — 0 sales in 12 months, so the price signal is noisy
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

Liiv Residences is a freehold project in D5 Queenstown with limited yield data, thin liquidity. It sits ~1.6 km from the One-North growth node (built out).

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 Liiv Residences — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorLiquidity-thinsignals — how they're defined
Why this may work
  • In the One-North URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Freehold — no lease decay, so strong long-horizon holding power.
Why this may fail / what to watch
  • Thin liquidity (0 sales/12 mo · 23-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$1,523 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield$2,707 psf
HomeVestor fair range$1,902–$2,470 psf
≈ $562,992–$731,120 for a ~296 sqft unit

See the D5 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 3.4% target gross yield for a RCR 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.

Long-run trend — project vs. market

Indexed to 100 at 2017 · 2017–2022

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

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

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.

Nearest MRT: Haw Par Villa MRT Station · ~873 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameLIIV RESIDENCES
Street NamePasir Panjang Road
Property TypeApartment
TenureFreehold
District / Planning AreaD5 / Queenstown
Completion2018
Number of units23 units
Highest floor in the project5
DeveloperLCT LAND (PASIR PANJANG) PTE LTD
Land Area (sqm)1,205
Master Plan Plot Ratio1.4

All transactions (3)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (44)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
CalculateMortgage