Why We’re All About Convenience (and a Little Bit of Drama)
Let’s face it: if you’re not a fan of a quiet, serene life, you’re going to put convenience at the top of your bucket list. In a world where you can order a pizza or your groceries with a few taps on a phone, who really wants to bother stepping down the stairs to shop?
Enter the Mixed‑Use Revolution
The Singapore government’s Government Land Sales (GLS) program is turning the dream of a “live‑work‑play” space from a luxury into a reality. Developers are clamoring, and the competition—ah, how sweet that competition is—has never been fiercer.
- Marina View White – The latest prize, up for grabs at a minimum bid of a whopping $1.508 billion. Talk about a plot that’s made more money than your summer vacation!
- Tanah Merah Kechil Link – A storm of 15 bids raged over this site. In the end, MCC Land snagged the contract for $248.99 million. While the price is a lot less, the excitement was worth every penny.
What Drives the Frenzy?
Think of a place where you can live in a gleaming apartment, work in a cutting‑edge office, and play a round of golf or hit the bar—all without getting out of your car. That’s the magic behind mixed‑use sites. And yes, demand for those spaces is skyrocketing.
Every developer is doing their best to get the deal. It’s the real‑estate version of a reality show: drama, suspense, and a lot of money on the line. Fair warning—if you’re not an investor, the only thing you’ll witness is the high‑stakes bidding wars, maybe with a side of eyebrow‑raising headlines.
Bottom Line
If you’ve ever wondered why the world’s top cities are burning to build mixed‑use sites, the answer is simple: convenience wins. And if you’re hoping to ride that wave, keep your eye on the next GLS event—you might just find the ultimate hub for living, working, and living it up!
What are mixed-use developments?
What’s the Deal with Mixed‑Use Buildings?
Picture a place where the ground floors are buzzing with shops, cafés, and offices, and the high‑rise up above cradles cozy lofts, studios, and balconies. That’s a mixed‑use development in a nutshell.
Why the Confusion with “Integrated”?
Many folks toss the terms together, but they’re not identical.
- Mixed‑use: Residential on top, commercial below.
- Integrated: Exactly the same, but with an extra perk—a direct link to public transport (bus interchange, MRT station, you name it).
Think of integrated developments as the fancy cousins of the ordinary mixed‑use concept.
Why People Love the Ordinary Version
Even without a built‑in transit hub, these developments pack a punch. Imagine a one‑stop shop for all your dining, shopping, and entertainment cravings—all under one roof (or, rather, one building complex). Convenience sells, and people are ready to toss a few extra bucks for that “everything‑in‑one” vibe.
Ready to Find Your New Home or Office?
Below is the ultimate roundup of mixed‑use places, neatly organized by district and further split into:
- Core Central Region (CCR)
- Rest of Central Region (RCR)
- Outside Central Region (OCR)
Check out the list and see which spot fits your lifestyle and commute best.
Core Central Region
District 1 (Boat Quay, Raffles Place, Marina)
District 1’s Hot‑Spot Property Rundown
Three high‑profile mixed‑use projects light up Singapore’s prime District 1. Each offers a blend of luxury living and retail buzz, and they’re all riding on a 99‑year lease. Let’s take a quick tour.
1. Marina One Residences
- Launch Year: 2017
- Units: 1,042 upscale apartments
- Retail Footprint: 140,000 sq ft
- Indicative Price: $2,498 / PSF
- Indicative Rental: $5.04 / PSF PM
- Rental Yield: 2.4 % (the lowest of the trio)
2. One Shenton
- Launch Year: 2011
- Indicative Price: $1,645 / PSF
- Indicative Rental: $4.63 / PSF PM
- Rental Yield: 3.3 % (topping Marina One)
3. The Sail @ Marina Bay
- Launch Year: 2008
- Indicative Price: $1,952 / PSF
- Indicative Rental: $4.99 / PSF PM
- Rental Yield: 3.1 % (just behind One Shenton)
Take‑away Numbers
While Marina One pulls the punch in rental rates, its yield tops out at 2.4 %, lower than the 2.9 % average for the district. The giants at One Shenton and The Sail perform a tad better, cruising near the 3 % mark.
Despite a few capital setbacks, mixed‑use stalwarts keep the footfall high—rental sales stealer scores place them in the top three volume ranks across all Residential developments in District 1.
Bottom line? If you’re hunting for a place that buzzes with retail energy and offers a median yield around 3 %, these District 1 developments have you covered.
District 2 (Chinatown, Tanjong Pagar)
Spotlight on Singapore’s Latest Gold‑Mine: The One Bernam and Its Neighbours
Let’s do a quick tour of the three mixed‑use gems in District 2 and see how the new One Bernam is stacking up against the already set‑toppers.
Where the Bits of Numbers Live
- One Bernam – Lease 2026, 99‑year term – Avg. Price $2,504 PSF, Rent — (no data yet)
- Wallich Residence – Lease 2018, 99‑year term – Avg. Price $3,440 PSF, Rent $8.70 PSF PM
- Eon Shenton – Lease 2017, 99‑year term – Avg. Price $2,338 PSF, Rent $5.62 PSF PM
- Onze @ Tanjong Pagar – Freehold – Avg. Price $2,356 PSF, Rent $5.02 PSF PM
Highlights That Make Wallich the Show‑Stopper
Whenever you hear “most recognisable” in Singapore real‑estate chatter, you’re usually talking about Wallich Residence. It’s not just the most pricey residential deal that James Dyson has ever curated (yes, the name might make you think it’s a tech gadget, but it’s actually a luxurious flat), it’s also the tallest residential project Singapore has built so far. Video evidence? Absolutely – just imagine the Google Maps fly‑over you’d want to see!
How Do These Places Make Money?
Rent yields are the real metric of interest for investors. The top three are walking hand‑in‑hand with the below‑average bracket:
- Wallich Residence – 3.0 % yield
- Eon Shenton – 2.9 % yield
- Onze @ Tanjong Pagar – 2.6 % yield
While still respectable, they’re a tad shy compared to the urban royalty that’s crowd‑pacing the city’s skyline.
In Short
One Bernam is the fresh face on the block, gearing up to rewrite the playbook that Wallich, Eon Shenton, and Onze have already written. Keep your eyes peeled; the newest units should soon start turning those price‑and‑rent numbers into something even more sizzling.
District 4 (Sentosa/Harbourfront)
Top Pick: The Interlace
Quick Snapshot
| Project | Lease Length | Avg. Price | Rental Yield |
|---|---|---|---|
| The Interlace | 99‑years | $1,210 per PSF | $3.46 per PSF per month |
What Makes It Stand Out?
Connectivity Note
It’s not hugging a quick MRT stop, but that just adds character. If you’re looking for a place that’s memorable, The Interlace delivers.
Bottom Line
For those craving architecture flair, spacious interiors, and a healthy yield, The Interlace is the answer—plus, you get a chance to brag about owning a slice of District 4’s most sought‑after property.
District 6 (City Hall, Clarke Quay)
Eden Residences Capitol: A Tiny Luxury Loft in a Big City
What’s the deal?
Eden Residences Capitol is one of the rare non‑strata homes in this area, spearing a high‑end crowd.
Key Figures
- Project name: Eden Residences Capitol
- Launch year: 2015
- Lease term: 99‑year lease
- Indicative asking price: $3,020 per square foot
- Indicative monthly rental: $4.52 per square foot
Resident Roster
Just 39 homes—small enough to feel like a cozy family garden, but with the glamour of a boutique hotel.
Co‑Living with the Deco‑dy
These units share the same block with:
- Capitol Piazza—a high‑end retail strip that’s basically a mini shopping mall for fashion and foodie aficionados
- Capitol Kempinski Hotel—so posh that even the residents feel like VIPs 24/7
Financial Snapshot
We’ve got a bit of a blind spot on sales data, so capital gains remain a mystery. Think of it as the secret sauce that’s still being served.
Rental Performance
The gross rental yield sits at a cozy 1.8 %. That’s noticeably softer than the national average, but it’s no surprise—when you’re upping the price tag, you gotta price the yield right.
In short, if you’re looking to own a slice of the city’s luxury scene in a manageable package, Eden Residences Capitol offers a unique blend, albeit with a lower yield. It’s the perfect place for those who value exclusivity over quantity.
District 7 (Beach Road, Bugis, Rochor)
A Sneak Peek at District 7’s Hottest New Buildings
Ever wondered what magic is brewing in the heart of District 7? Buckle up – we’re about to dive into the latest playgrounds for the upscale crowd.
Guoco Midtown – The Twins That Mean Business
- Midtown Modern and Midtown Bay are the dynamic duo of the Guoco Midtown project.
- Designed to give residents the ultimate “live‑work‑play” experience, every nook is engineered for convenience.
- Imagine walking to your office, grabbing coffee, and heading straight out to a rooftop bar – all in the same stroll.
The M – A Mix of Class and Commerce
- 522 residential units that look out over the skyline.
- One dedicated floor of retail spaces—think boutique stores and a farmer’s market that never closes.
- Adds yet another sleek silhouette to the city’s horizon.
South Beach Residences – The Pricey Show‑stopper
- Holds the crown podium: average price per square foot beats all the newcomers.
- Sunny, breezy, and dripping with that beachside vibe—money well spent for the lifestyle.
City Gate – Affordable but Playful
- Lowest entry price in District 7. The rent–to‑buy ratio is 2.77% (just a smidge higher than South Beach’s 2.65%).
- Location? Not the fanciest loft in the block, but it’s still a solid spot for a down‑to‑earth start.
- Some older projects dominate the skyline, so the yield feels a tad “low” compared to the jimmier options.
In short, if you’re looking for the crème‑de‑la‑crème of luxury living, turn your eyes to South Beach. If you’re after a smart investment that won’t break the bank, City Gate is still a fantastic bargain. Either way, District 7 is buzzing, and these new hot‑shots are the talks of the town.
District 9 (Orchard, River Valley)
District 9: Where Shopping Meets the Skyline
Singapore’s famed District 9 isn’t just a mall‑filled playground; it’s also a treasure trove of commercial real‑estate gems. Check out some of the hottest spots and their numbers:
Property Spotlight
- Cairnhill Nine – 268 units, a 99‑year lease, $2,281 per square foot, $6.54 per square foot per month
- The Orchard Residences – 99‑year lease, $3,448 PSF, $6.06 PSF PM
- Scotts Square – freehold, $3,748 PSF, $6.23 PSF PM
- Lucky Plaza Apartments – freehold, $2,019 PSF, $3.31 PSF PM
- Orchard Towers – freehold, $1,320 PSF, $2.19 PSF PM
Why Cairnhill Nine Is a Stand‑Out
Picture this: a 268‑unit building that vibes with the Ascott Hotel and even shares a breezy bridge with Paragon Mall. That’s connection on another level. Plus, its gross rental yield clocks in at a solid 3.7% – right on par with the other flashy district projects.
That figure is a game‑changer when you compare it to Lucky Plaza Apartments, which sits at a modest 1.97%. In short, Cairnhill Nine is the smart money maker in this commercial playground.
Tail‑gate Takeaway
So, if you’re eyeing District 9 for an investment or simply want to catch a glimpse of high‑rise living, Cairnhill Nine stands out as the definitive spot for a decent yield and a spot‑on location. The arena’s rich mix of properties promises plenty of options, but Cairnhill’s brightness shows it’s the one worth talking about.
District 10 (Tanglin, Holland, Bukit Timah)
Exciting News About the Latest Hangout Spot: One Holland Village Residences
What’s the Buzz?
Meet One Holland Village Residences, the brand‑new mixed‑use wonder that’s set to roll out in 2025. Think shopping, dining, and living all rolled into one chic pocket. It’s the hit the community’s been waiting for, and it’s bound to bring fresh vibes to the whole neighborhood.
Price Point Rundown
- One Holland Village Residences: 99‑year lease, average ask at $2,736 PSF. No rental number yet – that’s coming soon.
- D’Leedon: 99‑year lease, average ask at $1,664 PSF, average rental $4.80 PSF per month.
Where Does It Land?
When you compare the two, One Holland Village Residences sits comfortably in the middle of the price spectrum—neither a bargain hunter’s dream nor a steep ball‑park. For context, D’Leedon is pretty affordable in the district, pulling in a lower average PSF price.
Yield Insights
Those looking to invest know D’Leedon offers a gross rental yield of about 3.0%, which is just “average” for the area. That means it’s neither a blockbuster profit player nor a sky‑high mortgage loan.
Why It Matters
With an anticipated opening in 2025, One Holland Village Residences could seriously alter the local real‑estate landscape. Sales of units at $2,736 per square foot indicate a mid‑tier market that’s likely to attract a mix of first‑time buyers and seasoned investors.
Stay tuned for more updates—coming shortly, our rental numbers for One Holland Village Residences will officialize the final “take‑away” for prospective residents and investors alike!
Rest of Central Region
District 3 (Alexandra, Commonwealth)
All About the New Avenue South Residences
Word on the street is that the fresh‑in‑the‑market Avenue South Residences is turning heads—and closing deals. It’s snagging more units than the other upcoming spots in the neighbourhood.
What’s Making It Such a Hit?
- Price Advantage – It’s pulling sales near its floor price of $2,177 per square foot, a sweet spot compared to Riviere’s hefty $2,610 and One Pearl Bank’s $2,404.
- €98% lease term – Winners get a long‑haul contract, giving residents stability.
- Effective supply window – 2023 launch means buyers get in line fast.
And there’s the Ally: Artra
Artra opened its doors in 2021 and already pulls a solid 3.1% gross rental yield. It’s up in the top 20 of current residential yields in the area, making it a real contender for investors looking to squeeze in a nice return.
Quick Comparison Snapshot
- Avenue South Residences – Lease 99‑year, price: $2,177 PF, rent: —
- Artra – Lease 99‑year, price: $1,898 PF, rent: $4.87 PF/month
So, whether you’re hunting for a home or scouting for an investment, these two developments are worth holding on to. The prices are competitive, the lease terms generous, and the yields look promising. Happy house hunting or raking in the cash, folks!
District 8 (Farrer Park, Serangoon Road)
Uptown @ Farrer: The District’s New Premier Luxury Highrise
Key Details at a Glance
- Project Name: Uptown @ Farrer
- Launch Year: 2022
- Lease Length: 99‑year span
- Indicative Avg. Price: $1,881 per square foot
- Indicative Rental: — (still pending)
- Units: 116 residential apartments
- Shop Levels: 3 floors of boutique retail
What Makes Uptown Stand Out?
Unlike the other residential projects staring at the skyline, Uptown @ Farrer isn’t mixed‑use—yet it already scores as one of the most expensive towers in the district. With a hefty 116 units lining those luxury balconies, you’re basically the crown jewel of every block.
Still No Mixed‑Use, but Plenty of Buzz
Because the area hasn’t seen a single combo residential‑commercial build yet, every eye is on how Uptown will perform. Will it attract enough renters to justify the high price? Or will the market simply shrug? The answer will unfold as sales kick off.
Rental Yield Snapshot
Other nearby developments usually pull in a gross rental yield ranging from 3.4% to 5.9%. Uptown’s final numbers haven’t been released yet, but one thing’s clear: the tower has something extra on its résumé—those three levels of shops. After all, you can’t seem to walk cross‑walks now that every shop can walk to a balcony.
Emotionally Speaking
Imagine living to the high‑pitch of luxury with every sweep of a 99‑year lease, while the neighborhood watches you hustle. The vibe? Like you’re on the hot seat during the city’s real‑estate all‑star cast‑call. And, hey, if you want a taste of exclusivity, they’ve got you covered.
So, will Uptown @ Farrer turn out to be the definitive trend‑setter for the area, or will it be that story left untold? Only time, and the market’s verdict, can decide.
District 12 (Balestier, Toa Payoh)
Spotlight on District 12’s Freehold Mixed‑Use Gems
Let’s stroll through the most talked‑about freehold projects in District 12 and see how they’re faring in the market. Grab a coffee and let’s dive in!
Prices & Yields at a Glance
- Kallang Riverside – 2019 – Freehold – $2,270 PSF – $4.43 PSF PM
- VIIO @ Balestier – 2018 – Freehold – $1,774 PSF – $4.17 PSF PM
- One Dusun Residences – 2017 – Freehold – $1,543 PSF – $4.27 PSF PM
- Okio – 2015 – Freehold – $1,356 PSF – $4.37 PSF PM
What’s the Story Behind the Numbers?
- Okio – The “old guard” of District 12. Since opening in 2015, its prices have stayed almost the same. It’s steady as a rock: a gross rental yield of 3.9%.
- Kallang Riverside – The newest and flashiest of the bunch. Launched in 2019, it’s priced up high at $2,270 per square foot, but the yield is a modest 2.34%. Classic “pay for prestige” vibe.
- VIIO @ Balestier – A sweet spot. Completed in 2018, its yield sits at 2.82%, balancing value and rental potential.
- One Dusun Residences – Laid out in 2017, it manages a respectable 3.32% yield, making it a solid contender for investors looking for a steady return.
Bottom Line
While the newer projects flaunt higher prices, the older ones—especially Okio—still deliver competitive yields. If you’re hunting for that mix of affordability and cash flow, keep an eye on District 12’s freehold gems. They’re proving that age isn’t always a disadvantage, and a good yield can keep your wallet happy.
District 13 (Macpherson, Potong Pasir)
Project Highlights
- Woodleigh Residences – 2022 launch, 99‑year lease, $2,141 per square foot, no rental figure given.
- The POIZ Residences – 2018 launch, 99‑year lease, $1,687 per square foot, $4.46 per square foot per month rental.
- Sennett Residence – 2016 launch, 99‑year lease, $1,347 per square foot, $3.89 monthly rent.
- The Venue Residences – 2017 launch, 99‑year lease, $1,491 per square foot, $4.16 monthly rent.
District 13 – A Mix of Ages and Appeal
District 13 is throwing some spicy mixed‑use flavor into the mix, balancing older residential gems with fresh projects. It’s like a neighborhood potluck where everyone brings something tasty.
Capital Gains Party
When it comes to returns, this district is pretty solid:
- The POIZ Residence led the charge with a 19.2 % capital gain.
- Not missing the beat, The Venue Residences and Sennett Residence each nailed 1.9 %.
Gross Rental Yields – Who’s Making the Most?
The rental spotlight is on Sennett:
- Sennett Residence is pulling ahead at 3.4 %.
- The Venue Residences follows closely with 3.3 %.
- The POIZ Residences rounds out the trio at 3.2 %.
All in all, District 13 is proving that a mix of seasoned and new buildings can still bring tasty returns.
District 14 (Eunos, Geylang, Paya Lebar)
District 14: The New Hotspot for Developers
What’s Cooking in the Area?
After the 2017-2018 en‑bloc frenzy, District 14 has been turning heads. Developers are rolling out a string of fresh projects that promise to reshape the skyline. Let’s break down the lineup and see who’s shining.
Project Snapshot (All in Dollar Terms)
- Tedge (2024) – Freehold
Indicative Avg. Price: $1,648 per sq ft
Indicative Rental: – - Park Place Residences (2019) – 99‑Year Lease
Indicative Avg. Price: $1,923 per sq ft
Indicative Rental: $5.45 per sq ft per month - Pavilion Square (2016) – Freehold
Indicative Avg. Price: $1,316 per sq ft
Indicative Rental: $5.11 per sq ft per month - Treasures @ G19 (2015) – Freehold
Indicative Avg. Price: $1,515 per sq ft
Indicative Rental: $4.29 per sq ft per month - Le Regal (2016) – Freehold
Indicative Avg. Price: $1,225 per sq ft
Indicative Rental: $3.96 per sq ft per month
Spotting the Price Bubble
Mixed‑use developments in this district are playing a price check that takes you from the low petal of $1,225 to the leafy $1,923. Lucky for buyers, Park Place Residences is the most affordable star‑player in the room— practically the “most accessible” one in the G14 galaxy.
Rental Yields: Where the Money’s Grown
Let’s bring cash flow into the picture. Le Regal and Pavilion Square are front‑running with 3.9 % and 4.7 % gross rental yields respectively. Not bad, right? Next up, Park Place Residences and Treasures @ G19 tie at 3.4 %, making them solid performers for anyone looking to sweeten their portfolio.
Takeaway
District 14 is blooming. From a developer’s perch, the mix of freeholds and long leases, coupled with competitive pricing and attractive rental yields, make it a serious contender. If you’re looking to tap into the future of mixed‑use living, this district’s already on the buzz list—don’t miss out!
District 15 (East Coast, Marine Parade)
Market Snapshot: Freehold Properties in District 15
Key Projects at a Glance
- 77 @ East Coast – Freehold, 2022 launch, average price: $1,773 PSF, no rental listed yet.
- Katong Regency – Freehold, 2015 launch, average price: $1,753 PSF, rental: $4.01 PSF per month.
- Siglap V – Freehold, 2014 launch, average price: $1,305 PSF, rental: $3.25 PSF per month.
What’s Going On in District 15?
District 15 is a true time machine for freehold lovers: you’ve got projects that started in the 1960s all the way up to the flashy 2020s. The gap between brand‑new launches and resale gems is pretty wide—this isn’t your typical “just a few years” market.
Only three of the many residential gems are mixed‑use developments, so if you’re after a dinner that doubles as a living space, you’ll have to be selective.
Price Trends You Shouldn’t Miss
In recent years, newer freehold projects in the area have taken a little price dip, leading to some capital losses for buyers. Think of it as the market sending a gentle warning: “Hold on, it’s a bit of a rollercoaster!”
Rental Yields: A Low‑Light in a Bright Region
The gross rental yields for Siglap V (2.99%) and Katong Regency (2.75%) sit on the low end of the spectrum. In the broader region, you could expect yields up to 5.3%—so these projects are a bit shy of the star performers.
Bottom line: If you’re hunting for a freehold property with great rental potential, keep an eye on the older launches; the newer ones might just come back to life—though for now, they’re a bit of a bargain teaser.
Outside Central Region
District 5 (Buona Vista, West Coast, Clementi New Town)
Mixed‑Use Rush: What’s Hot and Why It Matters
Here’s the low‑down on the latest and emerging projects that’s been turning heads in the real‑estate scene.
Key Projects in the Spotlight
| Project | Year | Lease Length | Indicative Avg. Price (PSF) | Indicative Rental (PSF PM) |
|---|---|---|---|---|
| Normanton Park | 2023 | 99‑years | $1,773 | — |
| One‑North Eden | 2023 | 99‑years | $1,993 | — |
| Bijou | 2018 | Freehold | $2,003 | $4.86 |
| NEWest | 2017 | 99‑years | $948 | $3.70 |
| Viva Vista | 2014 | Freehold | $1,496 | $5.15 |
What the Numbers Tell Us
- Sales Volume Beat: Normanton Park tops the list, followed by One‑North Eden in third place over the last six months.
- High‑Yield Gems: NEWest and Viva Vista are pulling in 4.7% and 4.1% gross rental yields—pretty sweet for investors.
- Bijou’s Bold Move: With a 2.91% yield, it’s a solid performer, especially given its hefty $2,003 PSF price tag.
- Highest PSF: Bijou commands the premium price per square foot in the region.
In short, whether you’re a seasoned homeowner or a keen investor, these mixed‑use developments are setting the pace. The blend of solid gross yields, competitive pricing, and top‑ranked sales volumes suggests they’re a smart play—especially when you add a dash of style and convenience that only a modern mixed‑use complex can deliver.
District 16 (Bedok, Upper East Coast)
Bedok & Upper East Coast Mixed‑Use Hotspots
East Village (built 2014) has settled comfortably into the neighborhood’s price range, hovering around the $1,400 per square foot mark. It’s a tad pricier than its neighbors, but that’s the price of a good location and a solid freehold.
When it comes to returns, East Village’s gross rental yield sits at roughly 2.6 %. That’s on the lower side compared to the typical 3.1‑3.8 % yields you’ll find brewing in the area – but hey, it’s still a decent chunk of the market.
Bedok Residences – The Sweet Spot
- Year built: 2015
- Lease term: 99‑year freehold
- Indicative average price: $1,501 PSF
- Indicative rental: $3.95 PSF PM
Bedok Residences, the all‑in‑one playground of the block, pulls in a rental yield of about 3.16 %. That’s right in the sweet spot of what most savvy investors aim for – a tidy balance between price and payoff.
Why You Should Pay Attention
Both developments sit right in the thriving Bedok and Upper East Coast districts, an area where the mix of residential flair and commercial chic is as vibrant as the local hawker stalls. Whether you’re hunting for a quiet investment or a lively pad to stay in, these projects have got you covered.
District 17 (Changi Airport, Changi Village)
Get Ready for the New Hotspot in District 17
Ever heard of Parc Komo? It’s about to flip the script on District 17, turning a quiet corner into a buzzing hub. The project is freehold and is set to cost about $1,530 per square foot—no rental price yet, but it’s already attracting attention.
The Game‑Changer
- No other mixed‑use buildings have completed in this area—so this is the first of its kind.
- Parc Komo will be the pioneer, blending commercial and residential spaces like a well‑tuned smoothie.
- Its commercial units are 60% pre‑leased, showing that investors and tenants alike are holding their breath for what’s coming.
- The anchor tenant? NTUC Fairprice Finest. That means a mini‑market inside will do wonders for shoppers and shoppers alike, filling a long‑standing gap in the neighborhood.
Why This Matters
With a flagship retailer such as NTUC Fairprice, the whole district is set to get a major uplift. It’s not just about sales; it’s about a new life‑style for residents who will now have all the conveniences right at their doorstep.
The Takeaway
Parc Komo is more than just a building; it’s the fresh start District 17 has been craving. It’s already showing promising signs of a thriving community, and fans can’t wait to see what happens next. Stay tuned—there’s plenty more to come!
District 18 (Pasir Ris, Tampines)
Coco Palms: Your Backyard Oasis in Pasir Ris
Ever dreamt of living just a hop, skip, and a jump away from the city buzz but still enjoying a calm community vibe? Coco Palms is that place.
Why It’s Still the Talk of the Town
- Year Built: 2018 – fresh enough to feel new, old enough to know its tricks.
- Lease Type: 99‑year lease – the longest of the lot, giving you plenty of time to build your life here.
- Indicative Avg. Price: $1,239 per square foot – a sweet spot for investors and home‑buyers alike.
- Rental Yield: 3.44% per month – solid income if you’re renting out.
Neighbors & Perks
It’s the closest new condo to the Pasir Ris MRT, outshining the older gems in the district – from D’Nest to NV Residences.
That proximity is a huge draw: walk, bike, or stroll to the station without getting lost in traffic.
What Makes It Popular?
- Community Feel: A tight-knit block that’s more friendly than a neighbour’s dog.
- Convenience: Just a short walk to shops, eateries, and the MRT.
- Rental Income: With a yield of 3.31%, it’s a steal for landlords.
A Sneak Peek at the Future
The real twist? Pasir Ris 8 is on the horizon, likely to become the most convenient condo in the area.
It promises an integrated vibe—think mixed-use, retail, and living hotspots all under one roof.
For now, though, Coco Palms remains the quintessential comfy choice for anyone who loves a tranquil, well-connected home.
District 19 (Hougang, Punggol, Sengkang)
What’s Going On in District 19?
It turns out that the hot‑new mixed‑use projects aren’t exactly bubbling over the market’s cauldron.
Key Projects (and Their Numbers)
- Affinity @ Serangoon – Lease: 2024, Term: 99‑years, Avg. PSF: $1,563
- Sengkang Grand Residences – Lease: 2023, Term: 99‑years, Avg. PSF: $1,699
- Kingsford Waterbay – Lease: 2018, Term: 99‑years, Avg. PSF: $1,264, Rent PSF PM: $3.60
- Stars of Kovan – Lease: 2020, Term: 99‑years, Avg. PSF: $1,619, Rent PSF PM: $4.19
- Midtown Residences – Lease: 2016, Term: 99‑years, Avg. PSF: $1,309, Rent PSF PM: $3.78
- Spazio @ Kovan – Lease: 2017, Term: Freehold, Avg. PSF: $1,412, Rent PSF PM: $3.80
- Watertown – Lease: 2017, Term: 99‑years, Avg. PSF: $1,373, Rent PSF PM: $3.52
- Compass Heights – Lease: 2002, Term: 99‑years, Avg. PSF: $884, Rent PSF PM: $2.39
Why the Mixed‑Use Hot‑shots Are Stuck
Even with the Stars of Kovan flaunting a prime spot near Kovan MRT, its price ball doesn’t seem to have raced right up the chart. The growth on this one? Barely a ripple. In contrast, the older teeth of the market, like Chuan Green, have pinched a whopping 108 % jump since hit the shelves in 2002. Talk about a classic comeback!
Yield Show‑down
Renters are looking for a decent return, but here’s what the master list suggests:
- Midtown Residences – 3.48 %
- Kingsford Waterbay – 3.42 %
- Spazio @ Kovan – 3.23 %
- Stars of Kovan – 3.11 %
- Watertown – 3.08 %
Those numbers are a tad shy compared to the creme‑de‑la‑crème of the top 20 projects, which are riffing around 3.6 % and above. The market isn’t exactly handing out applause for these mixed‑use titles.
Takeaway
In District 19, the older, chill estates are riding the wave, while the fresh‑out mixed‑use wonders are taking a pause. Investors and renters alike might want to keep an eye on that playful gap—one day the tide could flip.
District 20 (Ang Mo Kio, Bishan, Thomson)
Top Picks in District 20: Older Gems With Great Returns
In the historic heart of District 20, two standout properties have been attracting attention: 183 Longhaus and Thomson V Two. These aged beauties have shown impressive growth since their 2010s debuts.
Why They’re Worth a Closer Look
- Thomson V Two – Built in 2012, this free‑hold classic has surged by 8.7 % in value since launch.
- 183 Longhaus – A 2020 build, also free‑hold, offering a solid $4.03 per square foot rental.
Capital Gains & Rental Yields
While newer developments sometimes grab headlines, the best capital gains in District 20 come from properties dating back to the late ’80s and ’90s. Still, Thomson V Two’s 8.7 % appreciation proves that age isn’t always a drawback.
On the rental front, Thomson V Two shines with a 3.7 % gross yield, followed by 183 Longhaus at 3.3 %. These returns are competitive for free‑hold units in a market dominated by condos.
Bottom Line
So if you’re hunting for a property that blends historical charm with strong financial performance, look no further than Thomson V Two or 183 Longhaus. They’re older but still pack a punch in both appreciation and rental income.
District 21 (Clementi Park, Upper Bukit Timah)
How Singapore’s Classic Condos Have Been Keeping Their Cool (and Making Money)
Price Snapshot (per square foot)
- The Linq @ Beauty World – 2023, Freehold: $2,029
- The Hillford – 2017, 99‑years lease: $1,192
- KAP Residences – 2016, Freehold: $1,819
- Beauty World Plaza – 1982, 99‑years lease: $1,322
Rental Yield Report (gross %)
- The Hillford – 4.61%
- KAP Residences – 2.52%
- Beauty World Plaza – 2.42%
- The Linq @ Beauty World – No data yet
What the Numbers Actually Mean
Older, pre‑pandemic developments like The Hillford and KAP Residences have proven that age can be an advantage when it comes to value. In this city, property appreciation isn’t just about modern design; it’s also about the natural price lift that happens when the market stays hot. Think of it as a “mature coffee” that gets richer over time.
And let’s not forget Hillford’s stellar ROI of nearly 4.8% – a real winner in the rental game. It means homeowners are earning almost 1 dollar per month on every $20,000 spent.
By contrast, KAP Residences and Beauty World Plaza lag behind at around 2.5% and 2.4% respectively. They’re still decent but not the blockbuster performers you might hope for.
Bottom Line
If you’re hunting for steady returns in a classic neighbourhood, the Hillford is a solid bet. Old-school charm with a fresh tick of profitability. Meanwhile, newer mixed‑use complexes may stay trendy, but the long‑standing properties keep delivering the “old‑ies still kicking” vibe that investors love.
District 22 (Boon Lay, Jurong, Tuas)
Centris Lease Overview
- Project name: Centris
- Year built: 2009
- Lease term: 99‑year freehold
- Indicative average price: $1,131 per square foot
- Indicative rental: $3.11 per square foot per month
Located in the bustling Jurong West area, Centris is no ordinary development – it’s a tight‑knit community that’s been clocking in years of history while still delivering modern comforts. The building boasts a pretty solid gross rental yield of 3.3 %, giving investors a reliable return while tenants get a space that feels both spacious and welcoming.
Why Centris Is Worth the Hype
Besides the attractive return, here’s what sets Centris apart:
- Long‑term freehold – a 99‑year lease means you’re in it for the long haul.
- Prime location – in the heart of Jurong West, with easy access to transport, supermarkets, and parks.
- Modern amenities – from well‑designed units to a pleasant community vibe.
- Strong resale market – the price trends are encouraging for buyers looking for future growth.
Bottom line: If you’re after a sound investment that blends heritage with contemporary living, Centris might just be the place you’re looking for. Its steady rental yield and coveted location make it a “real estate sweet spot.”
District 23 (Dairy Farm, Bukit Panjang, Choa Chu Kang)
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Dairy Farm Residences
2024 – 99‑Year Lease
No rental data? That’s fine – this project is still looking to test the waters.
Le Quest
2021 – 99‑Year Lease
In District 23, this place is the must‑see for renters. Even though the rent’s a bit higher, the hype and pop‑count say otherwise.
The Hillier
2016 – 99‑Year Lease
This one’s a pretty sweet deal – the extra mall access gives it that extra edge.
The Tennery
2014 – 99‑Year Lease
The classic “value‑for‑money” vibe, with a yield that’s been steady for years.
Future Mixed‑Use Projects
Bukit Panjang Highlights
For those who like the blend of living and work, these spots are tailored to keep everything balanced.
Bottom Line
When selecting a property to lease or invest in, the yield and location are your wizards. Le Quest is a blockbuster, The Hillier brings the mall, and Dairy Farm Residences is down the road with exciting retail potential. Bukit Panjang gives you great integration points between Hillion and The Tennery, each with yields above the norm.
So whether you’re a renter craving convenience or an investor chasing healthy returns, the 2024 lineup has a spot that’s just right for you.
District 27 (Sembawang, Yishun)
All About District 27’s Hot Real‑Estate Action
Project Snapshot
- The Wisteria – 2018, 99‑yr lease, avg. PSF: $1,243, PSF PM rental: $3.41
- North Park Residences – 2018, 99‑yr lease, avg. PSF: $1,602, PSF PM rental: $3.88
- Nine Residences – 2015, 99‑yr lease, avg. PSF: $1,167, PSF PM rental: $3.36
Why District 27 Is a Real‑Estate Playground
The skyline’s been buzzing since the Northpoint makeover turned into a sprawling, integrated mega‑mall. Boom! More lofts, more vibes, more capital flow.
North Park Residences – The Proven Performer
Since its grand opening, the complex has netted 44 profitable deals with only two on the loss side. Yet, the rental yield sits at a modest 2.91%. Big numbers, small returns.
The Wisteria – Blooms with Growth
It’s been 21.6% up since launch. In a district where many properties are riding the “property‑note” wave, this is a respectable green leaf.
Nine Residences – Steady and Solid
With a 3.5% gross rental yield, it’s doing pretty well. And The Wisteria isn’t far behind with 3.3%.
Retail Take‑aways
The Wisteria and Nine Residences aren’t just homes; they’re the retail hubs feeding the surrounding developments. Think of them as the life force keeping the area humming.
District 28 (Seletar, Yio Chu Kang)
Project Spotlight: High Park vs Greenwich
Snapshot of the Deal
- High Park Residences – 2019 launch, 99‑year lease, $1,258 PSF price, $3.77 PSF PM rental.
- The Greenwich – 2013 project, 99‑year lease, $1,075 PSF price, $2.82 PSF PM rental.
Why District 28 is a mixed bag
Two mixed‑use projects, yet the story they tell is worlds apart.
High Park Residences: The Hot Trend
- Since hitting the market in 2019, prices have gone up 20.4%.
- Gross rental yield? A solid 3.6%, the highest in District 28.
- Location perk? It’s right next to the Thanggam LRT station, making commutes a breeze.
The Greenwich: A Bit of a Drag
- Prices have slipped 6.9% from their peak.
- Rental yield sits at 3.2%, still respectable but not stealing the spotlight.
- Its location feels a tad farther from the main transit hub, which may explain the dip.
Bottom line: Proximity to transit = price jump, yield boost.
Quick Takeaway
If you’re looking for a spot with a killer turnover and a convenient commute, High Park Residences is the place to go. Want something steadier but less flashy? The Greenwich still offers a decent return.
Tip of the Day
Remember, the right location can be the difference between a hunk of real estate and a real hunk of cash.
Final words
Get the Low‑down on Singapore’s Mixed‑Use Marvels
We’ve bundled all the hybrid buildings you’ll find across Singapore into one handy snapshot. From condos with rooftop pools to retail hubs that double as office spaces, these developments are the Swiss Army knives of the city’s skyline.
What’s Next? A Quick Peek at Performance & Trends
Up next on our radar is a deep dive into how these mixed‑use gems are faring in the market, plus a look at the big-picture trends that shape Singapore’s private property scene. Stay tuned!
Why Mixed‑Use Matters
- Convenience – Home, work, and leisure under one roof (yes, literally).
- Affordability – Shared infrastructure cuts down on overhead costs.
- Community – Built‑in amenities keep residents connected and happy.
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Want a deeper dive into the latest listings and market buzz? Follow us on Stacked and get the inside scoop on new and resale condos alike. Our reviews are the go‑to guide for anyone navigating the private property market.
Original publication: Stackedhomes – Development, Private Property, Pricing
