Dover Parkview occupies a quietly enviable position in Singapore's mid-market landscape: a large, mature estate developed by Far East Organization, sitting in District 5 along Dover Road in the Queenstown planning area. Completed in 1997 under a 99-year lease that commenced in 1993, the development comprises 686 units spread across several low-rise and mid-rise blocks, each surrounded by lush landscaping that has matured into a genuinely park-like setting over nearly three decades. The project is a product of an era when Singapore's private residential developers competed on unit size rather than unit count — floor plates here run generously, with three-bedroom apartments frequently exceeding 1,200 sq ft, and four-bedroom units nudging 1,500 sq ft or above.
As of mid-2026, Dover Parkview's transacted prices have settled in a band of approximately S$1,321 to S$1,575 per square foot, with a trailing twelve-month average near S$1,449 psf — a figure that sits roughly 18% below the District 5 average of around S$1,762 psf for comparable residential stock. That discount is at once the project's clearest selling point and its most pressing analytical question: how much of the gap reflects genuine relative value, and how much is the market fairly pricing the accelerating lease decay that attends a property now entering its 33rd year on a 99-year tenure? This review attempts to answer that question rigorously, drawing on URA transaction data, CPF and bank financing rules, and the distinctive demand drivers created by Dover Parkview's proximity to the National University of Singapore and Singapore's largest technology and biomedical innovation cluster at one-north.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Dover Parkview's address on Dover Road places it at an intersection of several distinct demand catchments, which is unusual for a single residential project of its generation. The development is bookended to the north-east by Dover MRT on the East-West Line (EW22), a five-to-ten-minute walk through a sheltered pedestrian path. Buona Vista MRT, an interchange connecting the East-West Line and the Circle Line (CC21/EW21), is accessible within approximately 15 minutes on foot or two stops by bus, giving residents a dual-line connection that unlocks fast travel to Raffles Place (around 20 minutes), Harbourfront, and the Marina Bay district. For the Circle Line, one-north station (CC23) sits a single stop from Buona Vista, meaning the Biopolis, Fusionpolis, and Vista Xchange campuses of the one-north innovation district are effectively five minutes door-to-platform-to-campus for Dover Parkview residents.
The National University of Singapore's main campus at Kent Ridge lies less than 1.5 km to the south and west, connected by bus services along South Buona Vista Road and North Buona Vista Road. This proximity generates a structural rental demand that has underpinned the project's occupancy through multiple market cycles. Faculty, research staff, and higher-income postgraduate families regularly seek larger private residential units near the campus, and Dover Parkview's generous floor plates satisfy that need at a price point well below equivalent-size units in newer launches. Science Park I and Science Park II, whose tenants include multinational research-and-development operations and government-linked laboratories, add a further layer of professional rental demand from senior research staff on Singapore Employment Passes.
On the retail and amenity front, Dover Parkview's immediate surrounds are functional rather than vibrant. The nearest major mall is Rochester Mall, a ten-minute walk toward one-north, while Star Vista at Buona Vista offers a broader F&B and retail offering accessible by a short MRT hop or a 15-minute walk through the Ghim Moh estate. The Clementi Town Centre and the HDB heartland hawker culture of Ghim Moh Market are close enough to serve everyday grocery and food needs. Fairfield Methodist Primary School, a sought-after school under the Ministry of Education's primary one registration framework, maintains a 1 km radius that includes parts of Dover Road, adding an education catchment dimension relevant to families. In District 5's broader property market, the enclave competes with newer freehold and leasehold projects such as One-North Eden, Normanton Park, and the upcoming integrated developments along Ayer Rajah, all of which offer fresher leases at higher absolute price points.
URA caveats recorded for Dover Parkview show 134 resale transactions over the project's history accessible in the data window, with recent activity concentrated in the S$1.3 million to S$1.96 million range for units between 950 and 1,500 sq ft. Rental listings on the major portals cluster in the S$3,500 to S$4,800 per month range for three-bedroom units, implying gross yields that the data aggregators consistently peg between 3.6% and 4.4% — above the district average, reflecting the NUS and one-north rental demand premium.
We track 133 sales and 918 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DOVER PARKVIEW dashboard.
- Average sale price: $1,408,978 across 133 transactions
- Estimated gross rental yield: 3.4%
- District 5 PSF ranking: Value tier (top 79%)
- 99 yrs lease commencing from 1993 · RCR · D5 · 686 units
About DOVER PARKVIEW
DOVER PARKVIEW is a 99 yrs lease commencing from 1993 condominium, located at DOVER RISE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by DOVER PALISADES PTE LTD (FAR EAST ORGANIZATION), comprising 686 residential units, completed in 1997.
With approximately 66 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at DOVER PARKVIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 48 | $1,327 psf | $1,242,576 |
| 3 BR | 81 | $1,315 psf | $1,456,387 |
| 4 BR | 1 | $1,039 psf | $1,700,000 |
| 5+ BR | 3 | $1,260 psf | $2,694,333 |
Sales Market Overview
DOVER PARKVIEW has recorded 133 sale transactions with an average transaction price of $1,408,978, ranging from $1,030,000 to $2,730,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 29 | $1,167 psf | $1,276,885 | — |
| 2022 | 29 | $1,273 psf | $1,372,651 | ↑ 9.0% |
| 2023 | 23 | $1,333 psf | $1,530,739 | ↑ 4.8% |
| 2024 | 21 | $1,368 psf | $1,440,604 | ↑ 2.6% |
| 2025 | 22 | $1,455 psf | $1,468,864 | ↑ 6.4% |
| 2026 | 9 | $1,432 psf | $1,420,308 | ↓ 1.6% |
DOVER PARKVIEW ranks in the top 79% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, DOVER PARKVIEW trades 35.7% below the segment benchmark.
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Rental Market Overview
DOVER PARKVIEW has recorded 918 rental transactions with monthly rents averaging $4,006/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 26 | $3,342/mo | $2,650/mo | $3,950/mo |
| 2 BR | 716 | $3,797/mo | $1,580/mo | $6,700/mo |
| 3 BR | 173 | $4,927/mo | $3,400/mo | $6,800/mo |
| 4 BR | 3 | $6,467/mo | $6,000/mo | $6,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 176 | $3,168/mo |
| 2022 | 215 | $3,712/mo |
| 2023 | 163 | $4,435/mo |
| 2024 | 172 | $4,372/mo |
| 2025 | 159 | $4,445/mo |
| 2026 | 33 | $4,239/mo |
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Investment Analysis
Based on average rents and sale prices, DOVER PARKVIEW delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows DOVER PARKVIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DOVER PARKVIEW
- Buona Vista MRT
- Buona Vista MRT
- one-north MRT
- Dover MRT
- Kent Ridge MRT
- Dover Court International School
- United World College of South East Asia (Dover)
- Anglo-Chinese School (Independent)
Nearby MRT Stations
DOVER PARKVIEW is 670m from Buona Vista MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Buona Vista | EW21 | East-West Line | 670m |
| Buona Vista | CC22 | Circle Line | 670m |
| one-north | CC23 | Circle Line | 730m |
| Dover | EW22 | East-West Line | 930m |
| Kent Ridge | CC24 | Circle Line | 1.3 km |
| Holland Village | CC21 | Circle Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of DOVER PARKVIEW, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dover Court International School | International | 260m |
| United World College of South East Asia (Dover) | International | 360m |
| Anglo-Chinese School (Independent) | Secondary | 900m |
| Singapore Polytechnic | Tertiary | 900m |
| NUS High School of Mathematics and Science | Jc | 1.3 km |
| National University of Singapore | Tertiary | 1.3 km |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| Commonwealth Secondary School | Secondary | 1.5 km |
| Dulwich College (Singapore) | International | 1.6 km |
| River Valley High School | Secondary | 1.6 km |
| River Valley High School (JC) | Jc | 1.6 km |
| Queensway Secondary School | Secondary | 1.9 km |
Four structural advantages distinguish Dover Parkview from most of its age-cohort peers in the Rest of Central Region.
Institutional rental demand from NUS and one-north. Few Singapore residential projects of Dover Parkview's vintage can claim two co-located demand anchors of this quality. The National University of Singapore is consistently ranked among the top 25 universities globally, attracting thousands of international faculty, visiting researchers, and well-compensated postdoctoral staff who require stable, larger-format housing close to campus. One-north's occupancy continues to expand: Biopolis houses major pharmaceutical and biomedical research tenants, Fusionpolis hosts media and technology firms including Grab's regional R&D operations, and the Ayer Rajah Expressway corridor is a declared growth zone under URA's Master Plan. This concentration of high-income tenants creates a rental floor that buffers Dover Parkview against the vacancy risk that can afflict older suburban projects in less economically dynamic catchments. Gross rental yields of approximately 3.6–4.4% compare favourably with newer launches in the district, where higher absolute prices compress yield to the 2.5–3.2% range. Investors running a return-on-investment calculation on a Dover Parkview three-bedder against a comparable newer launch in D5 will typically find that Dover Parkview produces 80–120 basis points of additional annual rental income relative to capital deployed, before accounting for capital appreciation prospects.
Space efficiency at a material PSF discount. At an average of S$1,449 psf against the D5 mean of approximately S$1,762 psf, Dover Parkview trades at roughly an 18% discount to the district average. For a family requiring 1,200 sq ft, that gap translates to a total purchase price approximately S$375,000 lower than a comparable newer-leasehold unit nearby — a meaningful sum that directly affects the size of the mortgage required, the stamp duty payable, and the equity buffer available for renovation or investment elsewhere. Using a mortgage calculator with a 75% LTV on a S$1.68 million purchase (1,160 sq ft at S$1,449 psf) and a 25-year tenure at 3.5% yields a monthly repayment of approximately S$6,260. The same calculation on a comparable newer unit at S$2,050 psf produces a repayment roughly S$1,400 per month higher — a gap that compounds significantly over the loan tenure.
Mature estate quality and established management. Unlike projects from the same era that have visibly deteriorated, Dover Parkview has maintained a quality of upkeep that residents and property agents consistently describe as above average for a 1997-vintage project. The management corporation strata title (MCST) has invested in regular repainting cycles, landscaping, lift upgrades, and facilities maintenance, preserving the resort-style ambience of the four swimming pools, four tennis courts, gym, jogging track, and clubhouse. For buyers seeking a large turnkey unit they can occupy immediately without the renovation costs that attach to neglected older projects, Dover Parkview's relative upkeep represents an implicit cost saving.
Dual-MRT access and the one-north growth narrative. The combination of Dover MRT (EW22) and proximate Buona Vista interchange (EW21/CC21) gives residents a connectivity profile that rivals many newer launches in more expensive planning areas. The ongoing expansion of one-north and the URA's Queenstown masterplan, which envisions the area as a live-work-play precinct anchored by the Research Corridor stretching from NUS through Science Park to Biopolis, provides a macro tailwind for land values in the immediate vicinity — though, as discussed in the Risks section, this tailwind does not accrue uniformly to ageing leasehold stock. Buyers comparing total-cost-of-ownership can also use the total cost of ownership calculator and the stamp duty calculator to model entry costs accurately before making a commitment.
Dover Parkview's risk profile is dominated by one overriding structural reality: the lease, which commenced in 1993, will have approximately 66 years remaining as of 2026 and will cross the 60-year threshold around 2059 — well within the investment horizon of a buyer entering today. That single fact cascades into a chain of financial and liquidity consequences that any prospective buyer must model explicitly.
CPF usage restrictions and their downstream buyer-pool impact. Under the Housing Development Board and Central Provident Fund Board rules, CPF Ordinary Account funds can be used to finance a private property purchase only if the remaining lease covers the youngest buyer's age plus at least 95 years. For a 35-year-old buyer in 2026 purchasing Dover Parkview, the remaining lease of 66 years is far short of 130 years (35 + 95), meaning CPF usage is already restricted to a pro-rated amount. The practical consequence is that today's buyer faces a higher cash outlay than the headline 25% down payment suggests, and when it comes time to sell — in, say, 2036, when the lease will stand at around 56 years — the pool of eligible CPF-using buyers will have narrowed further. Properties with fewer than 60 years of lease remaining also attract stricter bank financing, with some lenders reducing maximum LTV ratios and shortening maximum loan tenures. This financing cliff compresses both the buyer pool and achievable transaction prices as the lease shortens, a dynamic that the data already hints at: Dover Parkview's two-year price change of approximately -9.0% contrasts with the District 5 average appreciation of +8.8% over the same period, a gap of nearly 18 percentage points that is difficult to explain purely by reference to project-level factors and likely reflects early market pricing of lease-decay risk. Running a lease decay analysis on Dover Parkview's remaining tenure illustrates how Bala's Curve will erode leasehold value relative to an equivalent freehold: at 50 years remaining (approximately 2043), the project's theoretical freehold-equivalent value is approximately 74.7%; at 30 years remaining (2063), it falls to about 60%.
En-bloc probability is low given the development's size and current lease quantum. With 686 units and a lease that still has 66 years to run, Dover Parkview is unlikely to attract the collective sale consensus needed for a viable en-bloc attempt in the near term. Successful collective sales in Singapore typically require leases short enough that the land-value premium over the property's income-producing value is compelling, or leases short enough that owners have little to lose. At 66 years remaining, most unit owners retain sufficient intrinsic value to demand prices that would challenge a developer's land cost economics, particularly given that the Government Land Sales programme continues to offer competing sites in the one-north and Greater Southern Waterfront corridors. Buyers who purchase Dover Parkview specifically on an en-bloc redemption thesis are likely to be disappointed over a 10-to-15-year horizon.
Capital appreciation headwinds from lease aging. The -9.0% two-year price trajectory, set against a positive district backdrop, warrants careful scrutiny. While some of that underperformance reflects the broader softening of RCR leasehold resale prices as newer launches absorb aspirational demand, a meaningful share reflects the structural re-rating that older leasehold stock undergoes once its age becomes visible to buyers using affordability modelling tools or financing calculators. Buyers relying on capital appreciation to fund retirement, the next property upgrade, or children's education should stress-test their models against a scenario in which Dover Parkview's price appreciation tracks at 50–100 basis points per annum below the D5 average for the foreseeable future, rather than reverting to the district mean.
Ageing infrastructure costs. A 1997-vintage development approaching 30 years of age will face increasing capital expenditure requirements: lift replacements, external facade remediation, pipe relining, and pool deck resurfacing are common in this age cohort. MCST special levies, while not routine, are a real possibility over the next decade. Buyers should review the current MCST reserve fund balance and the annual maintenance fee schedule before committing, and factor potential special levy exposure into their total-cost modelling.
[
{
"persona": "NUS or one-north investor landlord",
"fit_color": "green",
"reason": "Structural rental demand from NUS faculty, postdoctoral staff, and one-north technology workers underpins occupancy. Gross yields of 3.6–4.4% exceed newer D5 launches. Works best for investors with a 7–12-year hold horizon who exit before CPF restrictions bite hard on the next buyer pool."
},
{
"persona": "Upgrade family needing 1,200+ sq ft near good schools",
"fit_color": "green",
"reason": "Dover Parkview delivers rare bedroom count at a material PSF discount to newer launches. Within 1 km of Fairfield Methodist Primary and convenient to NUS High School. Suitable if the family plans a 10–15-year hold and is comfortable with the lease-decay trajectory disclosed above."
},
{
"persona": "Short-term speculative buyer (under 5 years)",
"fit_color": "red",
"reason": "The -9.0% two-year price change and widening lease-decay discount mean short hold periods are unlikely to recover transaction costs (BSD, agent fees, 4% buyer's stamp duty on amounts above S$1.5 million for Singaporeans). A <a href=\"/calculator/stamp-duty\">stamp duty</a> and <a href=\"/calculator/cash-flow\">cash flow</a> analysis will confirm negative or marginal net returns at typical 3-to-5-year horizons."
},
{
"persona": "First-time buyer with CPF savings as primary equity",
"fit_color": "amber",
"reason": "CPF usage is already pro-rated for buyers aged 29 and below (66-year remaining lease falls short of age + 95-year threshold). Older first-timers may use more CPF today, but resale to the next generation of first-timers in 10–15 years will face tighter CPF pro-ration. Proceed only after running the CPF pro-ration calculation against your own age and planned hold period."
},
{
"persona": "Academic or researcher on long-term Singapore assignment",
"fit_color": "green",
"reason": "For owner-occupiers on a 5–10-year assignment connected to NUS, one-north, or Science Park, Dover Parkview's combination of space, mature greenery, connectivity, and affordable quantum relative to newer launches makes it one of the most practical and pleasant housing choices in the immediate precinct. Lease decay matters far less for a buyer who will sell within the decade."
}
]
Dover Parkview is a property that rewards precise buyer-profile matching and penalises wishful thinking about tenure-blind appreciation. Its core proposition — large floor plates, green surrounds, dual MRT access, and structural rental demand from two world-class knowledge-economy anchors — is genuinely durable and not easily replicated by newer launches at equivalent price points. A well-priced three-bedroom unit in the S$1.3–S$1.5 million range delivers a combination of liveable space and gross yield that is rare in the Rest of Central Region.
The offset is a lease clock that cannot be stopped. At 66 years remaining in 2026, Dover Parkview is not yet in the financing-cliff zone, but it is close enough that investors and owner-occupiers alike must build the lease-decay curve explicitly into their entry and exit modelling. The two-year price underperformance of approximately 18 percentage points relative to the District 5 average is not noise; it is signal. It suggests that the market is already beginning to apply a leasehold discount to Dover Parkview's pricing that will almost certainly widen over the next decade as the project moves through the 60-year remaining-lease threshold.
The verdict is therefore nuanced: Buy with conviction if you are a NUS or one-north-connected investor, an academic owner-occupier on a medium-term assignment, or a family that genuinely needs the space and can absorb a lease-decay-adjusted appreciation profile. Approach with caution if CPF financing forms the cornerstone of your entry strategy. Avoid if you are seeking a short-hold capital gain or counting on en-bloc to deliver an exit premium. For buyers who fit the green-persona profiles above, Dover Parkview's combination of location, size, and yield offers a compelling case that careful, eyes-open underwriting can turn into a sound long-term asset. Use the lease decay calculator, the mortgage calculator, and the affordability calculator to stress-test your specific numbers before proceeding, and compare Dover Parkview's metrics against nearby properties or other District 5 developments to ensure the relative value case holds at the time of your purchase.
FAQ
What is the average price for DOVER PARKVIEW?
What is the rental yield for DOVER PARKVIEW?
Is DOVER PARKVIEW freehold or leasehold?
How many years are left on Dover Parkview&#39;s lease, and does it matter for financing?
Dover Parkview's 99-year lease commenced in 1993, leaving approximately 66 years as of 2026. This is already below the threshold at which CPF Ordinary Account usage is unrestricted (remaining lease must cover the youngest buyer's age plus 95 years). For a 35-year-old buyer, that threshold is 130 years — far above 66. CPF usage is therefore pro-rated, meaning a higher cash component is required at purchase. When you eventually sell, the remaining lease will be shorter still, further constraining your buyer pool's ability to deploy CPF savings. Bank financing remains broadly available at standard LTV ratios while more than 60 years remain, but lenders will begin to tighten terms as the project approaches the 60-year mark in the mid-2030s. Always run a lease decay analysis and verify current CPF pro-ration rules with the CPF Board before signing an option to purchase.
Is Dover Parkview a candidate for en-bloc collective sale?
In practical terms, a collective sale within the next 10–15 years is unlikely. The development has 686 units, which makes achieving the 80% consent threshold logistically challenging. More significantly, at 66 years remaining on the lease, the site's development-charge computation and the premium that a developer would need to pay over existing use value are not yet compelling enough to motivate the broad owner consensus typically required. En-bloc fever tends to grip developments where the lease is short enough that owners perceive limited residual value in holding and where the land's redevelopment premium is visibly large. Dover Parkview does not yet fit that profile. Buyers who price in an en-bloc windfall as part of their investment thesis should treat that scenario as an option value rather than a base case.
How does Dover Parkview compare to newer launches in District 5 such as Normanton Park or One-North Eden?
Dover Parkview trades at roughly 18–25% below the psf pricing of newer leasehold launches in D5 such as Normanton Park (99-year lease from 2018) and One-North Eden (99-year lease from 2021). The price gap reflects a combination of lease-age discount, the premium buyers attach to newer building specifications and amenities, and the liquidity premium of having a longer runway before CPF and financing restrictions intensify. For investors, the higher entry psf on newer launches compresses gross yields to the 2.5–3.2% range, making Dover Parkview's 3.6–4.4% yield more attractive on a cash-on-cash basis. For owner-occupiers, the newer launches offer fresher 99-year leases that reset the lease-decay clock, which is a meaningful advantage for long-hold buyers. The right choice depends heavily on hold period and financing structure — a direct comparison using current transaction data will help clarify the tradeoffs.
What are the main facilities and estate condition at Dover Parkview?
Dover Parkview was developed during an era when Far East Organization competed aggressively on facilities and landscaping. The estate includes four swimming pools, four tennis courts, a fully equipped gymnasium, a residents' clubhouse, BBQ pavilions, a jogging track, and an outdoor fitness station, all set within mature tropical landscaping that has developed considerably since the 1997 completion. Resident reviews consistently describe the estate as "spacious and generally well-maintained" for its age. The MCST has undertaken regular repainting, lift maintenance, and pool upgrades. That said, any buyer should inspect current MCST financials and the reserve fund balance, as a development of this age and scale will face periodic capital expenditure on ageing mechanical and electrical infrastructure. Request the most recent annual general meeting minutes and maintenance fee schedule from the seller before exercising your option.
Which MRT stations serve Dover Parkview, and what is the commute to the CBD?
The nearest MRT station is Dover (EW22) on the East-West Line, approximately 5–10 minutes on foot via a covered walkway. One stop towards the city brings residents to Buona Vista interchange (EW21/CC21), where they can transfer to the Circle Line. From Buona Vista, the East-West Line reaches Raffles Place in approximately 18–20 minutes, making Dover Parkview one of the better-connected older estates in the western corridor for CBD-bound professionals. For residents working at one-north, the Circle Line's one-north station (CC23) is one stop from Buona Vista, delivering a door-to-campus travel time of under 15 minutes. Direct bus services along Dover Road and North Buona Vista Road also serve NUS, Science Park, and the Clementi bus interchange. The dual-line access is a material quality-of-life and rental-value advantage that newer developments further west or south in D5 do not share.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 133 transactions analysed
- Rental data: 918 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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