ALESSANDREA is a freehold development along ALEXANDRA ROAD in District 3 (Tiong Bahru / Alexandra), part of the RCR segment of Singapore's private residential market. The project comprises 105 units and is TOP 2004.
This profile draws on 17 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 22 years from TOP, ALESSANDREA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 3 (Tiong Bahru / Alexandra), the immediate context for ALESSANDREA 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 17 sales and 124 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALESSANDREA dashboard.
- Average sale price: $1,889,294 across 17 transactions
- Estimated gross rental yield: 2.8%
- District 3 PSF ranking: Mid-range (top 67%)
- Freehold tenure · RCR · D3 · 105 units
About ALESSANDREA
ALESSANDREA is a freehold condominium, located at ALEXANDRA ROAD in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by POH LIAN RESIDENCES, comprising 105 residential units, completed in 2004.
As a freehold property, ALESSANDREA does not face lease decay concerns.
Sales Market Overview
ALESSANDREA has recorded 17 sale transactions with an average transaction price of $1,889,294, ranging from $1,600,000 to $2,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,550 psf | $1,650,000 | — |
| 2022 | 3 | $1,625 psf | $1,729,333 | ↑ 4.8% |
| 2023 | 4 | $1,647 psf | $1,820,000 | ↑ 1.4% |
| 2024 | 4 | $1,885 psf | $2,017,500 | ↑ 14.4% |
| 2025 | 3 | $1,930 psf | $2,210,000 | ↑ 2.4% |
ALESSANDREA ranks in the top 67% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, ALESSANDREA trades 15.5% below the segment benchmark.
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Rental Market Overview
ALESSANDREA has recorded 124 rental transactions with monthly rents averaging $4,420/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 124 | $4,420/mo | $3,000/mo | $5,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $3,589/mo |
| 2022 | 20 | $3,923/mo |
| 2023 | 23 | $4,693/mo |
| 2024 | 26 | $4,857/mo |
| 2025 | 21 | $4,826/mo |
| 2026 | 9 | $4,926/mo |
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Investment Analysis
Based on average rents and sale prices, ALESSANDREA delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,053 psf | 630 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 582 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,278 psf | 463 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
Location Map
Map shows ALESSANDREA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALESSANDREA
- Redhill MRT
- Tiong Bahru MRT
- Havelock MRT
- Great World MRT
- Henderson Secondary School
- Gan Eng Seng Primary School
- Gan Eng Seng School
Nearby MRT Stations
ALESSANDREA is 660m from Redhill MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Redhill | EW18 | East-West Line | 660m |
| Tiong Bahru | EW17 | East-West Line | 690m |
| Havelock | TE16 | Thomson-East Coast Line | 1.2 km |
| Great World | TE15 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 15 schools within 2 km of ALESSANDREA, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Henderson Secondary School | Secondary | 390m |
| Gan Eng Seng Primary School | Primary | 400m |
| Gan Eng Seng School | Secondary | 460m |
| River Valley Primary School | Primary | 570m |
| CHIJ (Kellock) | Primary | 800m |
| Bukit Merah Secondary School | Secondary | 890m |
| Tanglin Secondary School | Secondary | 1.4 km |
| Kheng Cheng School | Primary | 1.4 km |
| Radin Mas Primary School | Primary | 1.4 km |
| Outram Secondary School | Secondary | 1.7 km |
| Chatsworth International School (Orchard) | International | 1.8 km |
| Crescent Girls' School | Secondary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Redhill is about 0.66km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Henderson Secondary School sits about 0.39km 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 17 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: ALESSANDREA 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. 17 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 ALESSANDREA?
What is the rental yield for ALESSANDREA?
Is ALESSANDREA 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: 17 transactions analysed
- Rental data: 124 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 ALESSANDREA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
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New Sale vs Resale Mix
Of the 2,186 condo transactions recorded in District 3 over the last 12 months, 69% new sale, 29% resale, 2% sub 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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Price Index Check
The ShiokNest Price Index for District 3 reads 117.1 as of June 2026 — up 10.4% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing ALESSANDREA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (40m away), an upgrader gap of about $1,050,000
- Queenstown — 4-room average $1,002,705 (850m away), an upgrader gap of about $900,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $850,000