New launches near Cathay Cineleisure Orchard

More than most people price in, and for an unglamorous reason: it is the amenity you use every day. A supermarket, a food court, a clinic, a bank branch and somewhere for the children to do their tuition, all reachable without moving a car. Households consistently under-value this at the point of purchase and over-value it two years later.

It cuts both ways, and which way depends on the stack rather than the development. A unit facing a loading bay or a carpark ramp collects the delivery lorries at six in the morning along with the convenience; a unit on the far side of the same project gets only the convenience for the same price per square foot. That is a question to ask about a specific stack, and it is not answerable from a distance table.