28 RC SUITES is a 90-year balance leasehold development along RACE COURSE LANE in District 8 (Little India / Farrer Park), part of the RCR segment of Singapore's private residential market. The project comprises 45 units and is TOP 2017.
This profile draws on 16 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 9 years from TOP, 28 RC SUITES is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 8 (Little India / Farrer Park), the immediate context for 28 RC SUITES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 16 sales and 147 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 28 RC SUITES dashboard.
- Average sale price: $819,250 across 16 transactions
- Estimated gross rental yield: 4.0%
- District 8 PSF ranking: Premium tier (top 22%)
- · RCR · D8 · 45 units
About 28 RC SUITES
28 RC SUITES is a condominium, located at RACE COURSE LANE in District 8 (Little India) (Rest of Central Region), developed by SYSMA PROPERTIES PTE LTD, comprising 45 residential units, completed in 2017.
With approximately 90 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 28 RC SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 12 | $1,722 psf | $737,500 |
| 2 BR | 4 | $1,309 psf | $1,064,500 |
Sales Market Overview
28 RC SUITES has recorded 16 sale transactions with an average transaction price of $819,250, ranging from $700,000 to $1,220,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,434 psf | $770,000 | — |
| 2022 | 3 | $1,537 psf | $809,333 | ↑ 7.2% |
| 2023 | 3 | $1,708 psf | $753,333 | ↑ 11.1% |
| 2024 | 2 | $1,593 psf | $932,500 | ↓ 6.7% |
| 2025 | 5 | $1,736 psf | $849,000 | ↑ 9.0% |
28 RC SUITES ranks in the top 22% of condos in District 8 by average PSF.
Compared to the RCR average of $2,049 psf, 28 RC SUITES trades 21% below the segment benchmark.
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Rental Market Overview
28 RC SUITES has recorded 147 rental transactions with monthly rents averaging $2,760/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 147 | $2,760/mo | $1,550/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $2,066/mo |
| 2022 | 30 | $2,515/mo |
| 2023 | 33 | $3,044/mo |
| 2024 | 24 | $2,944/mo |
| 2025 | 23 | $3,035/mo |
| 2026 | 12 | $3,142/mo |
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Investment Analysis
Based on average rents and sale prices, 28 RC SUITES delivers an estimated gross rental yield of 4.0%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 8
Side-by-side comparison against the most actively traded condos in District 8 (Little India):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 407 | $2,168 psf | 426 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 600 | $1,767 psf | 133 |
| CITY SQUARE RESIDENCES | Freehold | 910 | $1,894 psf | 115 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | 305 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 481 | $1,398 psf | 91 |
Location Map
Map shows 28 RC SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 28 RC SUITES
- Farrer Park MRT
- Little India MRT
- Little India MRT
- Jalan Besar MRT
- Rochor MRT
- LASALLE College of the Arts
- Farrer Park Primary School
- St. Andrew'
Nearby MRT Stations
28 RC SUITES is 300m from Farrer Park MRT (North-East Line), with 12 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Park | NE8 | North-East Line | 300m |
| Little India | NE7 | North-East Line | 570m |
| Little India | DT12 | Downtown Line | 570m |
| Jalan Besar | DT22 | Downtown Line | 590m |
| Rochor | DT13 | Downtown Line | 720m |
| Bugis | EW12 | East-West Line | 1.1 km |
| Bugis | DT14 | Downtown Line | 1.1 km |
| Lavender | EW11 | East-West Line | 1.2 km |
Nearby Schools
There are 16 schools within 2 km of 28 RC SUITES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| LASALLE College of the Arts | Tertiary | 420m |
| Farrer Park Primary School | Primary | 520m |
| St. Andrew's Secondary School | Secondary | 850m |
| St. Andrew's Junior College | Jc | 850m |
| St. Andrew's Junior School | Primary | 890m |
| St. Margaret's Secondary School | Secondary | 1.0 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.1 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.3 km |
| ACS (Junior) | Primary | 1.4 km |
| School of the Arts | Jc | 1.5 km |
| Hong Wen School | Primary | 1.5 km |
Long balance lease. With 90+ years of lease remaining, 28 RC SUITES sits comfortably in the freehold-equivalent zone for practical purposes — CPF usage is full, max loan tenure is unconstrained, and resale liquidity to younger SC/PR buyers stays broad.
Genuine walk-to-MRT access. Farrer Park sits about 0.30km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 45 units, 28 RC SUITES keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. LASALLE College of the Arts sits about 0.42km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 16 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 28 RC SUITES combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 16 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 28 RC SUITES?
What is the rental yield for 28 RC SUITES?
Is 28 RC SUITES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 16 transactions analysed
- Rental data: 147 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 28 RC SUITES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 195 condo transactions recorded in District 8 over the last 12 months, 87% resale, 12% sub sale, 1% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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HDB Alternatives Nearby
Weighing 28 RC SUITES against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (110m away)
- Kallang/whampoa — 4-room average $882,887 (190m away)