Urban Vista Condominium ismid-sized @ Tanah Merah Kechil Road, Singapore 465504
Developer: Bayfront Realty Pte Ltd (Frangance Group and World Class Land)
Tenure of Land: 99 Years Residential (Condominium)
Total nett site area: 13,998.5 sqm / 150,680 sq ft
Site Area: 13,998.5 sqm or 150,679.85 sqft

Total units available: 582 (11 blocks of 15th Storey)
Bedroom Size: 1/ 2/ 3/ 4 /2, 3 ,4 Bed Dual Key /Penthouse

For those selecting an apartment at Urban Vista (soon to be launched); just take note that their MIGHT be a poison arrow in the form of the sharp corner of one of the stacks in Block 1 The Tanamera.
For those who intend to purchase Tower 1, either Stack 31 or 32; (looks like possible poison arrow aimed at one of these stacks) please do more homework. See attachment.

Quote

On 3/16/2013 11:41:42 PM, Anonymous wrote:
Urban Vista Condominium
ismid-sized @ Tanah
Merah Kechil Road, Singapore
465504Developer: Bayfront
Realty Pte Ltd (Frangance
Group and World Class
Land)Tenure of Land: 99 Years
Residential (Condominium)Total
nett site area: 13,998.5 sqm /
150,680 sq ft Site Area:
13,998.5 sqm or 150,679.85
sqft
Total units available: 582 (11
blocks of 15th Storey)Bedroom
Size: 1/ 2/ 3/ 4 /2, 3 ,4 Bed
Dual Key /Penthouse

SHA QI OR POISON ARROW(S) OF PAVILION ROOFS
For this development: Urban Vista at Tanah Merah,
Please take note that majority of the pavilions have sharp angled roofs. Often, these pavilion roofs are usually "aimed" at either 1st storey or 2nd storey depending on the height of the specific stories.
For example some 1st storeys may have high ceilings and depending on where the pavilion roof (cuts);
Attached, in red arrow(s) shows the potential sharp corners of the pavilion roof edges ... aimed towards individual stacks...
Again, do bear in mind this when selecting a unit facing pool side... Do take note that not all units facing pool side will be affected by this. Perhaps only a few "unlucky" ones.

Quote

On 3/16/2013 11:53:44 PM, Anonymous wrote:
For those selecting an apartment at
Urban Vista (soon to be launched); just
take note that their MIGHT be a poison
arrow in the form of the sharp corner of
one of the stacks in Block 1 The
Tanamera.For those who intend to
purchase Tower 1, either Stack 31 or 32;
(looks like possible poison arrow aimed
at one of these stacks) please do more
homework. See attachment.On 3/16/2013
11:41:42 PM, Cecil Lee wrote:
Urban
Vista Condominium
ismid-sized
@ Tanah
Merah Kechil Road, Singapore
465504Developer: Bayfront
Realty
Pte Ltd (Frangance
Group and World
Class
Land)Tenure of Land: 99 Years
Residential (Condominium)Total
nett site area: 13,998.5 sqm /
150,680 sq ft Site Area:
13,998.5 sqm or 150,679.85
sqft
Total units available: 582 (11
blocks of 15th Storey)Bedroom
Size: 1/ 2/ 3/ 4 /2, 3 ,4 Bed
Dual Key /Penthouse

If you intend to purchase a unit at Urban Vista, higher than the 3rd storey, NO NEED to read this:-
Else scroll, below:-
Scroll, some more...
This artist impression of the pavilion roof shows:
1. This is considered as a "paper thin" and somewhat flat roof.
2. The sharp corners of such roofs (see circled in YELLOW) could be POSSIBLE poison arrow(s) aimed towards a nearby unit.
2.1. Depending on the height of the pavilion roof; the height of each ground floor unit vis-?-vis the 2nd floor;
2.2. Such seemingly simple ad innocent looking pavilion roofs may result in it becomingeither a poison arrow orthe horizontal paper thin looking roof may even slice into a specific nearby unit, also.
2.3 The "slicing" effect is shown as a thin red strip of line shown in the attachment.

Quote

On 3/17/2013 12:35:31 AM, Anonymous wrote:
SHA QI OR POISON ARROW(S) OF PAVILION
ROOFSFor this development: Urban Vista
at Tanah Merah,Please take note that
majority of the pavilions have sharp
angled roofs. Often, these pavilion
roofs are usually "aimed" at either 1st
storey or 2nd storey depending on the
height of the specific stories.For
example some 1st storeys may have high
ceilings and depending on where the
pavilion roof (cuts); Attached, in red
arrow(s) shows the potential sharp
corners of the pavilion roof edges ...
aimed towards individual stacks...
Again, do bear in mind this when
selecting a unit facing pool side... Do
take note that not all units facing pool
side will be affected by this. Perhaps
only a few "unlucky" ones.On 3/16/2013
11:53:44 PM, Cecil Lee wrote:
For
those selecting an apartment at
Urban Vista (soon to be launched);
just
take note that their MIGHT be a
poison
arrow in the form of the
sharp corner of
one of the stacks in
Block 1 The
Tanamera.For those who
intend to
purchase Tower 1, either
Stack 31 or 32;
(looks like possible
poison arrow aimed
at one of these
stacks) please do more
homework. See
attachment.On 3/16/2013
11:41:42 PM,
Cecil Lee wrote:
Urban
Vista
Condominium
ismid-sized
@
Tanah
Merah Kechil Road, Singapore
465504Developer: Bayfront
Realty
Pte Ltd (Frangance
Group and World
Class
Land)Tenure of Land: 99 Years
Residential (Condominium)Total
nett site area: 13,998.5 sqm /
150,680 sq ft Site Area:
13,998.5 sqm or 150,679.85
sqft
Total units available:
582 (11
blocks of 15th
Storey)Bedroom
Size: 1/ 2/ 3/ 4
/2, 3 ,4 Bed
Dual Key /Penthouse

Urban Vista's Period 8: Flying Stars

Favours WEST GROUP:-
===================
Towers 2, 4, 6 & 8 = Either NW3 or SE3

Towers 10, 12 & 14 = Either NW3 or SE3

Tower 16 = Either NE3 or SW3

Favours EAST GROUP:-
===================
Towers 18, 20 & 22 = Either N1 or S1

Quote

On 3/17/2013 7:21:18 AM, Anonymous wrote:
If you intend to purchase a unit at
Urban Vista, higher than the 3rd storey,
NO NEED to read this:-Else scroll,
below:-Scroll, some more...This artist
impression of the pavilion roof shows:1.
This is considered as a "paper thin" and
somewhat flat roof.2. The sharp corners
of such roofs (see circled in YELLOW)
could be POSSIBLE poison arrow(s) aimed
towards a nearby unit.2.1. Depending on
the height of the pavilion roof; the
height of each ground floor unit
vis-?-vis the 2nd floor; 2.2. Such
seemingly simple ad innocent looking
pavilion roofs may result in it
becomingeither a poison arrow
orthe horizontal paper thin
looking roof may even slice into a
specific nearby unit, also. 2.3 The
"slicing" effect is shown as a thin red
strip of line shown in the
attachment.On 3/17/2013 12:35:31
AM, Cecil Lee wrote:
SHA QI OR
POISON ARROW(S) OF PAVILION
ROOFSFor
this development: Urban Vista
at
Tanah Merah,Please take note that
majority of the pavilions have sharp
angled roofs. Often, these pavilion
roofs are usually "aimed" at either
1st
storey or 2nd storey depending
on the
height of the specific
stories.For
example some 1st storeys
may have high
ceilings and depending
on where the
pavilion roof (cuts);
Attached, in red
arrow(s) shows the
potential sharp
corners of the
pavilion roof edges ...
aimed
towards individual stacks...
Again,
do bear in mind this when
selecting
a unit facing pool side... Do
take
note that not all units facing pool
side will be affected by this.
Perhaps
only a few "unlucky" ones.On
3/16/2013
11:53:44 PM, Cecil Lee
wrote:
For
those selecting an
apartment at
Urban Vista (soon
to be launched);
just
take note
that their MIGHT be a
poison
arrow in the form of the
sharp
corner of
one of the stacks in
Block 1 The
Tanamera.For those
who
intend to
purchase Tower 1,
either
Stack 31 or 32;
(looks
like possible
poison arrow aimed
at one of these
stacks) please
do more
homework. See
attachment.On 3/16/2013
11:41:42
PM,
Cecil Lee wrote:
Urban
Vista
Condominium
ismid-sized
@
Tanah
Merah Kechil Road, Singapore

465504Developer: Bayfront
Realty
Pte Ltd (Frangance
Group and World
Class
Land)Tenure of Land: 99 Years

Residential
(Condominium)Total
nett site
area: 13,998.5 sqm /
150,680
sq ft Site Area:
13,998.5
sqm or 150,679.85
sqft
Total units available:
582
(11
blocks of 15th
Storey)Bedroom
Size: 1/ 2/
3/ 4
/2, 3 ,4 Bed
Dual Key
/Penthouse

Additional resources on "poison arrows"
http://forum.geomancy.net/phpforum/article.php?bid=2&fid=6&mid=28072&new=%3EHouse%20Hunting%20:%20A%20Lot%20Position%20-%20%3Cem%3EFeng%20Shui%3C/em

http://forum.geomancy.net/phpforum/article.php?bid=2&fid=43&mid=25570&new=

And poison arrow from lamp post:
http://forum.geomancy.net/phpforum/article.php?bid=2&fid=19&mid=25772&new=

Quote

On 3/17/2013 7:21:18 AM, Anonymous wrote:
If you intend to purchase a unit at
Urban Vista, higher than the 3rd storey,
NO NEED to read this:-Else scroll,
below:-Scroll, some more...This artist
impression of the pavilion roof shows:1.
This is considered as a "paper thin" and
somewhat flat roof.2. The sharp corners
of such roofs (see circled in YELLOW)
could be POSSIBLE poison arrow(s) aimed
towards a nearby unit.2.1. Depending on
the height of the pavilion roof; the
height of each ground floor unit
vis-?-vis the 2nd floor; 2.2. Such
seemingly simple ad innocent looking
pavilion roofs may result in it
becomingeither a poison arrow
orthe horizontal paper thin
looking roof may even slice into a
specific nearby unit, also. 2.3 The
"slicing" effect is shown as a thin red
strip of line shown in the
attachment.On 3/17/2013 12:35:31
AM, Cecil Lee wrote:
SHA QI OR
POISON ARROW(S) OF PAVILION
ROOFSFor
this development: Urban Vista
at
Tanah Merah,Please take note that
majority of the pavilions have sharp
angled roofs. Often, these pavilion
roofs are usually "aimed" at either
1st
storey or 2nd storey depending
on the
height of the specific
stories.For
example some 1st storeys
may have high
ceilings and depending
on where the
pavilion roof (cuts);
Attached, in red
arrow(s) shows the
potential sharp
corners of the
pavilion roof edges ...
aimed
towards individual stacks...
Again,
do bear in mind this when
selecting
a unit facing pool side... Do
take
note that not all units facing pool
side will be affected by this.
Perhaps
only a few "unlucky" ones.On
3/16/2013
11:53:44 PM, Cecil Lee
wrote:
For
those selecting an
apartment at
Urban Vista (soon
to be launched);
just
take note
that their MIGHT be a
poison
arrow in the form of the
sharp
corner of
one of the stacks in
Block 1 The
Tanamera.For those
who
intend to
purchase Tower 1,
either
Stack 31 or 32;
(looks
like possible
poison arrow aimed
at one of these
stacks) please
do more
homework. See
attachment.On 3/16/2013
11:41:42
PM,
Cecil Lee wrote:
Urban
Vista
Condominium
ismid-sized
@
Tanah
Merah Kechil Road, Singapore

465504Developer: Bayfront
Realty
Pte Ltd (Frangance
Group and World
Class
Land)Tenure of Land: 99 Years

Residential
(Condominium)Total
nett site
area: 13,998.5 sqm /
150,680
sq ft Site Area:
13,998.5
sqm or 150,679.85
sqft
Total units available:
582
(11
blocks of 15th
Storey)Bedroom
Size: 1/ 2/
3/ 4
/2, 3 ,4 Bed
Dual Key
/Penthouse

Contrast, the unfriendly pavilion roof with that of the attached illustrations of the under construction: Foresque Residences more friendly designs.... (see attachments)

Quote

On 3/17/2013 7:21:18 AM, Anonymous wrote:
If you intend to purchase a unit at
Urban Vista, higher than the 3rd storey,
NO NEED to read this:-Else scroll,
below:-Scroll, some more...This artist
impression of the pavilion roof shows:1.
This is considered as a "paper thin" and
somewhat flat roof.2. The sharp corners
of such roofs (see circled in YELLOW)
could be POSSIBLE poison arrow(s) aimed
towards a nearby unit.2.1. Depending on
the height of the pavilion roof; the
height of each ground floor unit
vis-?-vis the 2nd floor; 2.2. Such
seemingly simple ad innocent looking
pavilion roofs may result in it
becomingeither a poison arrow
orthe horizontal paper thin
looking roof may even slice into a
specific nearby unit, also. 2.3 The
"slicing" effect is shown as a thin red
strip of line shown in the
attachment.On 3/17/2013 12:35:31
AM, Cecil Lee wrote:
SHA QI OR
POISON ARROW(S) OF PAVILION
ROOFSFor
this development: Urban Vista
at
Tanah Merah,Please take note that
majority of the pavilions have sharp
angled roofs. Often, these pavilion
roofs are usually "aimed" at either
1st
storey or 2nd storey depending
on the
height of the specific
stories.For
example some 1st storeys
may have high
ceilings and depending
on where the
pavilion roof (cuts);
Attached, in red
arrow(s) shows the
potential sharp
corners of the
pavilion roof edges ...
aimed
towards individual stacks...
Again,
do bear in mind this when
selecting
a unit facing pool side... Do
take
note that not all units facing pool
side will be affected by this.
Perhaps
only a few "unlucky" ones.On
3/16/2013
11:53:44 PM, Cecil Lee
wrote:
For
those selecting an
apartment at
Urban Vista (soon
to be launched);
just
take note
that their MIGHT be a
poison
arrow in the form of the
sharp
corner of
one of the stacks in
Block 1 The
Tanamera.For those
who
intend to
purchase Tower 1,
either
Stack 31 or 32;
(looks
like possible
poison arrow aimed
at one of these
stacks) please
do more
homework. See
attachment.On 3/16/2013
11:41:42
PM,
Cecil Lee wrote:
Urban
Vista
Condominium
ismid-sized
@
Tanah
Merah Kechil Road, Singapore

465504Developer: Bayfront
Realty
Pte Ltd (Frangance
Group and World
Class
Land)Tenure of Land: 99 Years

Residential
(Condominium)Total
nett site
area: 13,998.5 sqm /
150,680
sq ft Site Area:
13,998.5
sqm or 150,679.85
sqft
Total units available:
582
(11
blocks of 15th
Storey)Bedroom
Size: 1/ 2/
3/ 4
/2, 3 ,4 Bed
Dual Key
/Penthouse

Please also note that the pillars holding up the roof : if it slices towards an opening such as a PES balcony sliding door(s) towards the living room or a bedroom; this is also considered as a poison arrow(s).

 

Quote

On 3/18/2013 9:27:34 PM, Anonymous wrote:
Contrast, the unfriendly
pavilion roof with that of the
attached illustrations of the
under construction: Foresque
Residences more friendly
designs.... (see attachments)
On 3/17/2013 7:21:18 AM, Cecil Lee
wrote:
If you intend to purchase a
unit at
Urban Vista, higher than the
3rd storey,
NO NEED to read
this:-Else scroll,
below:-Scroll,
some more...This artist
impression
of the pavilion roof shows:1.
This
is considered as a "paper thin" and
somewhat flat roof.2. The sharp
corners
of such roofs (see circled
in YELLOW)
could be POSSIBLE poison
arrow(s) aimed
towards a nearby
unit.2.1. Depending on
the height of
the pavilion roof; the
height of
each ground floor unit
vis-?-vis the
2nd floor; 2.2. Such
seemingly
simple ad innocent looking
pavilion
roofs may result in it
becomingeither a poison arrow
orthe horizontal paper thin
looking roof may even slice into a
specific nearby unit, also. 2.3 The
"slicing" effect is shown as a thin
red
strip of line shown in the
attachment.On 3/17/2013
12:35:31
AM, Cecil Lee wrote:
SHA QI OR
POISON ARROW(S) OF
PAVILION
ROOFSFor
this
development: Urban Vista
at
Tanah Merah,Please take note that
majority of the pavilions have
sharp
angled roofs. Often, these
pavilion
roofs are usually
"aimed" at either
1st
storey or
2nd storey depending
on the
height of the specific
stories.For
example some 1st
storeys
may have high
ceilings
and depending
on where the
pavilion roof (cuts);
Attached,
in red
arrow(s) shows the
potential sharp
corners of the
pavilion roof edges ...
aimed
towards individual stacks...
Again,
do bear in mind this when
selecting
a unit facing pool
side... Do
take
note that not
all units facing pool
side will
be affected by this.
Perhaps
only a few "unlucky" ones.On
3/16/2013
11:53:44 PM, Cecil Lee
wrote:
For
those selecting
an
apartment at
Urban Vista
(soon
to be launched);
just
take note
that their MIGHT be a
poison
arrow in the form of
the
sharp
corner of
one of
the stacks in
Block 1 The
Tanamera.For those
who
intend to
purchase Tower 1,
either
Stack 31 or 32;
(looks
like possible
poison
arrow aimed
at one of these
stacks) please
do more
homework. See
attachment.On
3/16/2013
11:41:42
PM,
Cecil
Lee wrote:
Urban
Vista
Condominium
ismid-sized
@
Tanah
Merah Kechil Road,
Singapore

465504Developer:
Bayfront
Realty
Pte Ltd
(Frangance
Group and World
Class
Land)Tenure of
Land: 99 Years

Residential
(Condominium)Total
nett
site
area: 13,998.5 sqm /

150,680
sq ft Site Area:

13,998.5
sqm or
150,679.85
sqft

Total units available:
582
(11
blocks of 15th
Storey)Bedroom
Size: 1/
2/
3/ 4
/2, 3 ,4 Bed
Dual Key
/Penthouse



 

An open common bin chute facing the front door…. Hmmm

The advantage is that there will be less maintenance costs in the future. And perhaps lesser increase in sinking funds top-up… especially for the rest of the other units…

Plus more hygienic as pests like cockroaches don’t hide inside the doors…etc

 

Blame it on the architect for not doing a proper RC roof. If so, no need to install a blind, here…

Even if you don’t intend to stay here, do a proper job!

What the table actually shows (loss PSF and loss amount)

Unit Type	Block	Level	Unit	Area (sqft)	Date of Purchase	Purchase (PSF)	Purchase (Price)	Date of Sale	Sale (PSF)	Sale (Price)	Loss (PSF)	Loss (Amount)	Holding Period	Annualised
3BR	16	4	29	797	14 May 2013	1,527	1,216,433	18 Oct 2021	1,255	1,000,000	▼272	▼216,433	8y 5m 4d	-2.3%
4BR	20	5	39	1,044	08 Apr 2013	1,448	1,511,868	24 Feb 2020	1,245	1,300,000	▼203	▼211,868	6y 10m 15d	-2.17%
3BR	4	8	08	893	18 Apr 2013	1,522	1,360,077	20 Feb 2020	1,298	1,160,000	▼224	▼200,077	6y 10m 1d	-2.3%
4BR	22	5	46	1,044	23 May 2013	1,513	1,580,000	17 Mar 2023	1,322	1,380,000	▼191	▼200,000	9y 9m 23d	-1.37%
3BR	12	1	23	969	05 Jul 2013	1,354	1,312,162	15 Sep 2021	1,166	1,130,000	▼188	▼182,162	8y 2m 11d	-1.81%
3BR	10	12	17	850	26 Aug 2013	1,493	1,269,999	20 Feb 2018	1,294	1,100,000	▼199	▼169,999	4y 5m 25d	-3.15%

The table contains 6 resale transactions (units) in Urban Vista. For each, Loss (PSF) equals Purchase PSF − Sale PSF, and Loss (Amount) equals Purchase Price − Sale Price.

Loss (PSF) by unit (all negative):
- 272, 203, 224, 191, 188, 199 psf
Range: 188–272 psf
Average: ~213 psf (1277/6)
Median: ~201 psf

Loss (Amount) by unit (all negative):
- \$216,433; \$211,868; \$200,077; \$200,000; \$182,162; \$169,999
Range: \$169,999–\$216,433
Total loss across the 6 units: \$1,180,539
Average per unit: ~\$196,757
Median: ~\$200,039

Largest loss:
- Loss PSF: 272 psf
- Loss amount: \$216,433 (this matches the headline “biggest loss”)

How widespread are losses within this dataset?
- 6 out of 6 units (100%) show losses.
- Loss amounts are tightly clustered around ~\$170k–\$216k, i.e., not one-off outliers in this small list.

Critical evaluation: number of units reviewed and what can (and can’t) be concluded

1. Only 6 units are reviewed.
That’s a very small sample relative to the total number of homes in a condo project, so it’s not sufficient to characterize “the project” overall.

2. The selection appears loss-only (strong selection bias).
Every row is a loss, and the framing (“proof”, “biggest loss”) suggests these may be filtered examples of losing resales, not an unbiased set of all resales.

Without knowing:
- the total number of resales during the period, and
- how many were profits vs losses,
one cannot infer that most owners lost money—only that these six did.

3. Losses shown are likely understated as “true investment outcome.”
The table compares prices only and likely excludes buyer stamp duty, legal fees, agent commission, loan interest, maintenance fees, and renovation costs (which would worsen results).

On the other hand, it also likely excludes rental income (which could partially offset losses). So it’s not a full IRR-style performance view.

Bottom line from the presented data

- Units reviewed: 6
- Extent of losses within those 6: All 6 lost, typically about ~200 psf and ~\$200k each, totaling ~\$1.18M across the list.
- Project-wide implication: Not established, because the sample is small and appears selective (loss-only) without the full resale universe for comparison.

Here are the totals and averages computed from the 6 URBAN VISTA loss transactions shown in the table.

Summary row (Totals / Averages)

Unit Type	Block	Level	Unit	Area (sqft)	Date of Purchase	Purchase (PSF)	Purchase (Price)	Date of Sale	Sale (PSF)	Sale (Price)	Loss (PSF)	Loss (Amount)	Holding Period	Annualised
TOTAL / AVG (6 units)	—	—	—	5,597	—	1,476.17 (avg)	$8,250,539 (total)	—	1,263.33 (avg)	$7,070,000 (total)	212.83 (avg)	$1,180,539 (total)	—	-2.18% (avg)

Additional useful averages:
Average loss amount per unit: $196,756.50
Area-weighted average loss PSF (total loss ÷ total sqft): $210.92 psf ( = 1,180,539 ÷ 5,597 )

Why some Urban Vista owners profited while others lost: it mostly came down to entry price (PSF)

The chart’s core message is mathematically simple:
> Profit per square foot = Sale PSF − Purchase PSF
> Profit amount ≈ (Sale PSF − Purchase PSF) × Area

So even if two owners sell into a similar resale market (similar Sale PSF), the one who bought at a meaningfully lower Purchase PSF captures a larger “spread” and is far more likely to profit. Conversely, buyers who entered at a high PSF can easily lose money if resale PSFs don’t exceed their entry price (and in real life, they must also clear transaction costs).

The graphic itself reinforces this with the headline claim:
- Profited: entered as low as $1,101 psf
- Lost: bought up to $1,677 psf

If resale PSFs cluster around (say) $1,4xx–$1,6xx, then buying at ~$1,677 psf leaves little room—or none at all—for gains.

Urban Vista Profitability Chart

Unit Type	Block	Level	Unit	Area (sqft)	Date of Purchase	Purchase (PSF)	Purchase Price	Date of Sale	Sale (PSF)	Sale Price	Profit (PSF)	Profit (Amount)	Holding Period	Annualised
3BR	16	7	30	797	22 Apr 2013	1,444	1,150,000	10 Mar 2026	1,607	1,280,000	163	130,000	12y 10m 16d	0.83%
1BR	16	13	32	441	16 Apr 2013	1,575	695,085	12 Feb 2026	1,650	728,000	75	32,915	12y 9m 27d	0.36%
3BR	2	5	01	893	23 Apr 2019	1,377	1,230,000	16 Jan 2026	1,735	1,550,000	358	320,000	6y 8m 23d	3.49%
3BR	6	13	09	1,453	22 Oct 2013	1,101	1,600,000	12 Jan 2026	1,376	2,000,000	275	400,000	12y 2m 21d	1.84%
1BR	16	7	32	441	23 Apr 2013	1,515	668,606	16 Dec 2025	1,665	735,000	150	66,394	12y 8m 12d	0.75%
2BR	18	15	38	1,012	12 Sep 2013	1,216	1,230,000	11 Dec 2025	1,285	1,300,000	69	70,000	12y 2m 29d	0.45%
2BR	6	5	11	549	15 Apr 2013	1,564	858,327	10 Dec 2025	1,649	905,000	85	46,673	12y 7m 25d	0.42%
3BR	16	3	29	797	02 Dec 2013	1,366	1,088,000	27 Nov 2025	1,469	1,170,000	103	82,000	11y 11m 23d	0.61%

What the table shows (and why purchase price dominates)

1) The “spread” (Sale PSF − Purchase PSF) explains the profit

Look at two contrasting examples:
- Big winner via low entry PSF
- 3BR (Block 6, #13-09): bought at $1,101 psf, sold at $1,376 psf
- Spread: +275 psf
- On 1,453 sqft, that’s roughly 275 × 1,453 ≈ $399k, matching the chart’s $400k profit.
- Small winner via high entry PSF
- 1BR (Block 16, #13-32): bought at $1,575 psf, sold at $1,650 psf
- Spread: +75 psf
- On 441 sqft, that’s 75 × 441 ≈ $33k, matching $32,915.

Both sold into broadly comparable resale PSFs (mid-$1,6xx), but the lower entry price created far more upside.

2) The chart’s “lost at $1,677 psf” claim fits the same logic

The table itself lists only profitable examples, but the logic for losses is straightforward:
- If someone bought at $1,677 psf and the resale market later supports (say) $1,550 psf, then:
- Profit PSF = 1,550 − 1,677 = −127 psf (loss)
- On ~800 sqft, gross loss ≈ 127 × 800 = $101,600, before transaction costs.

So the “why” is not mysterious: overpaying relative to the resale ceiling compresses or eliminates the PSF spread.

3) Even “profitable” deals can be underwhelming after time and costs

Notice the annualised figures in the table: many are ~0.3% to 0.8% over ~12 years. That’s already a hint that:
- A small PSF spread over a long hold can look “green” in absolute dollars,
- Yet perform poorly once you include taxes, commissions, legal fees, interest, maintenance, and inflation/opportunity cost.

Critical review of the chart (what it gets right—and what it leaves out)

What it gets right
- Purchase PSF is a primary driver of outcome when the eventual resale PSF range is bounded.
- The table is internally consistent: Profit (PSF) aligns with Sale PSF − Purchase PSF, and Profit (Amount) broadly aligns with Profit (PSF) × Area.

Key limitations / reasons to be cautious

1. Selection bias / incomplete evidence
- The table shown contains only profitable transactions (all Profit (PSF) are positive).
- Yet the headline says “others lost,” implying additional rows not shown. Without those, the “lost at $1,677 psf” point is asserted, not demonstrated in this table.

2. “Profit” appears to be gross (ignores transaction costs)
- Real net outcome depends on seller’s stamp duties/ABSD (if any), agent commission, legal fees, mortgage interest, maintenance, renovations, and property tax.
- A deal with +$30k to +$70k gross profit over ~12 years could plausibly be net negative after costs.

3. Mixing unit types and purchase years
- The rows combine 1BR/2BR/3BR, different blocks, different floors, and purchases in 2013 vs 2019.
- Comparing outcomes across different unit segments can confound the “entry PSF” story with differences in unit desirability and market cycles.

4. PSF alone can mask “why” the entry price differed
- Low entry PSF might reflect less favorable stacks/views, inefficient layouts, low-floor units, facing noise, or distressed sales.
- So “buy low” is true—but why it was low matters for resale liquidity.

5. Annualised return shown, but not benchmarked
- Without comparing to risk-free rates, inflation, or alternative assets over the same period, readers may over-interpret “profit” as “good investment.”

The entry price sets your ceiling for success

In the Urban Vista examples shown, the resale PSFs cluster within a relatively tight band. That makes the purchase PSF the decisive lever:
- Buy materially below where the market later trades → you can profit even if the project’s long-term appreciation is modest.
- Buy at the top end of what the market will later pay (e.g., the chart’s “up to $1,677 psf”) → you’re relying on further multiple expansion that may never come, and costs can push you into losses.

Practical implication: if you’re underwriting a condo purchase, spend more time validating your entry price vs realistic exit PSF, not just the project’s branding or headline “future potential.”

Urban Vista: Why Some Owners Made Money While Others Lost — It Was Mostly the Price They Paid

A common myth in property investing is that outcomes are driven mainly by timing the “right” year or picking the “right” project. The Urban Vista profitability chart tells a less glamorous, more practical story: many outcomes boil down to entry price—specifically, the purchase price per square foot (PSF) you locked in versus what the resale market eventually supported.

At its simplest, the math is unforgiving:
Profit (PSF) = Sale PSF − Purchase PSF
Profit (Amount) ≈ (Sale PSF − Purchase PSF) × Area
If two owners sell into a similar resale environment, the one who bought cheaper wins—often by a lot.
> Pull-quote: “In a bounded resale market, your entry PSF largely determines whether you profit, break even, or lose.”

What the Urban Vista table is really showing

The chart highlights a sharp contrast:
- Profited — entered as low as $1,101 psf
- Lost — bought up to $1,677 psf
Even without seeing every losing transaction, the mechanism is clear. When resale prices don’t rise enough to clear a high entry PSF (plus costs), losses become likely.
The table rows shown are all profitable examples, and they share a common trait: their owners sold at a PSF higher than they bought. But the size of the win varies dramatically—and that variance tracks the purchase PSF more than anything else.

Two owners, two outcomes: the spread explains almost everything
Consider two transactions from the chart.

Example A: The “bought well” owner (large profit)
- 3BR (1,453 sqft) bought 22 Oct 2013 at $1,101 psf (≈ $1.60M)
- Sold 12 Jan 2026 at $1,376 psf (≈ $2.00M)
- Profit: +$275 psf, about $400,000
- Annualised (as shown): ~1.84%
This is the classic “margin of safety” purchase. The resale PSF didn’t need to explode; it merely needed to be higher than a very favorable entry point.

Example B: The “paid up” owner (small profit)
- 1BR (441 sqft) bought 16 Apr 2013 at $1,575 psf (≈ $695k)
- Sold 12 Feb 2026 at $1,650 psf (≈ $728k)
- Profit: +$75 psf, about $32,915
- Annualised (as shown): ~0.36%
Here, the resale PSF is decent, but the entry price left very little room for upside. The owner technically “profited” on paper, yet the gain is thin relative to the holding period.
> Pull-quote: “When you enter near the top of what buyers will later pay, you’re not investing—you’re hoping.”

Why buying at $1,677 psf can turn into losses

The chart’s red label says “Lost — bought up to $1,677 psf.” The table excerpt shown doesn’t include those losing rows, but the logic doesn’t require them.
Imagine an owner bought at $1,677 psf and later the market only supports $1,550 psf. That’s a −$127 psf spread. On a typical 800–900 sqft unit, that’s roughly a $100k+ gross loss—*before* paying agent fees, legal costs, and other expenses.
And that “before costs” part matters, because costs are exactly what turn many small “profits” into real-world break-evens or losses.

The uncomfortable truth: “Profitable” can still be a poor investment

Several transactions in the table show annualised returns around 0.36% to 0.83% across roughly 12 years. Even if gross profits are positive, these annualised figures hint at an important reality:
- Long holding periods + modest PSF gains = weak compounding
- Once you include selling commissions, legal fees, maintenance, property tax, mortgage interest, and inflation/opportunity cost, a slim profit margin can disappear
In other words, not all green numbers are good outcomes—especially after a decade.

Critical review: what the chart gets right (and what it misses)

What it gets right
- Entry PSF is decisive when resale PSF has a practical ceiling.
- The profit math is consistent: the listed Profit (PSF) aligns with Sale PSF − Purchase PSF, and Profit (Amount) broadly matches Profit (PSF) × Area.

What it leaves out

- Selection bias: the displayed table shows profitable examples; the “lost” claim points to data not shown here.
- Gross vs net: “Profit” appears gross and may exclude meaningful costs that change the true result.
- Mixed comparisons: different unit types (1BR/2BR/3BR), blocks, floors, and purchase years (2013 vs 2019) introduce noise—yet the entry-price pattern still stands out.
- Why was entry PSF low? A cheap PSF can reflect stack issues, noise, low floors, layout compromises, or distressed circumstances. “Buy low” is useful advice only if the reason it’s low doesn’t impair resale demand.
> Pull-quote: “PSF is the scoreboard—but the reasons behind a low PSF determine whether the ‘discount’ is real.”

Conclusion: Your entry price sets your exit options

The Urban Vista takeaway is not that every low-PSF purchase becomes a home run, or that every high-PSF purchase is doomed. It’s that your entry price dictates how much the market needs to do for you.

If you buy well below where comparable units later transact, you can succeed even in a mediocre appreciation environment. If you buy near the upper edge of what the market will bear, your upside narrows—and costs can push you into losses.

In property investing, the most “predictable” edge is rarely a perfect forecast. It’s discipline at the point of entry: don’t overpay for the same eventual resale market.