Southaven I
Hindhede Walk · District 21 · Outside Central Region (OCR) · 99 yrs lease commencing from 1994
Southaven I is a condominium development in District 21 (OCR). Based on 21 URA-recorded transactions from 2021–2026, its median price is $1,640,000, with prices moving about 3.1%/yr.
The verdict · for an investor
Southaven I · Condominium · District 21 · Leasehold
Southaven I is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 12 min on foot; 2 supermarkets, 2 food & retail spots nearby.
- Rentable — steady rental demand; transport nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 5-bed +36.5%, 3-bed +18.8%, 4-bed +16.6% since 2021.
What's holding it back
- Leasehold, ~67 years left — the lease clock weighs on price and financing the older it gets.
- MRT is a real walk — Beauty World MRT, about 12 min.
- No Primary-1 priority school within 1km.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
no rent record yet
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,313 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,313 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.50M
Aim at the middle or below. A patient buyer has been getting closer to $1.45M.
If you’re selling
~$1.57M
List at the top of fair; realistic close is $1.50M–$1.52M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$535k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~3.1%/yr), and past pace never promises the future.
Built from URA transactions for Southaven I — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Southaven I
Outside Central Region (OCR) · District 21 · ~$1,256 psf
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Southaven I, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,256 psf, Southaven I is priced below similar new projects nearby — good value against its peers. Its own prices are only creeping up (~3.1%/yr over ~5 years). The real watch-out: about 2,311 brand-new units come up for sale in this district by 2026 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Southaven I's own prices have gone flat over the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,311 new units are still unsold in this district, with the first big batch finishing around 2026 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 5 recent ones are around 99% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
Median price
$1,640,000
2021–2026 (URA)
Appreciation
3.1%/yr
median trend
Gross yield
—
rental n/a
Lease
~67 yrs left
leasehold
Southaven I median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Southaven I fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Southaven I
Questions people ask about Southaven I
Is Southaven I freehold or leasehold?
Southaven I is on a 99-year lease that began in 1994, so about 67 years remain. It sits in District 21 (Outside Central Region (OCR)).
How much does Southaven I cost per square foot?
Recent transactions at Southaven I are around $1,256 psf. Across its record, transacted prices range from $1,100,000 to $2,500,000.
Which primary schools are near Southaven I?
Within 1–2 km: Pei Hwa Presbyterian Primary School, Bukit Timah Primary School, Keming Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Southaven I?
The nearest MRT is Beauty World MRT, about 810 m away (straight-line).
Has Southaven I gone up in value?
Across 21 URA-recorded transactions (2021–2026), prices at Southaven I have moved about 3.1% a year on average. That is a past record, not a forecast.
What condos are comparable to Southaven I?
Within a short walk: Springdale Condominium, The Raintree, Verdale, The Hillford, The Sen. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Southaven I a good buy?
Southaven I sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.