Alex Residences is one of District 3’s most striking addresses — a single 40-storey tower rising from Alexandra View in the Redhill precinct, developed by Singapore Land Group and completed in 2019. With 429 units on a 99-year leasehold tenure commencing 2013, the project delivers a compact but polished residential proposition anchored by an iconic rooftop infinity pool that has drawn comparisons to Marina Bay Sands. Positioned squarely in the Rest of Central Region (RCR), Alex Residences benefits from a rare combination of city-fringe pricing, genuine MRT walkability to Redhill EWL station, and front-row exposure to the Greater Southern Waterfront (GSW) transformation — one of Singapore’s most consequential long-horizon urban catalysts. Resale volumes have remained steady at 20–26 transactions annually since 2023, and the project registered a new all-time price high of S$2,410 psf in January 2025, reflecting compounding confidence in the Alexandra corridor. This review examines what drives that confidence, where the friction points lie, and which buyer profiles stand to benefit most.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 3 — encompassing Alexandra, Redhill, Queenstown and Tiong Bahru — occupies a strategically enviable band of land between the CBD to the north-east and the Southern Ridges green corridor to the south-west. Alex Residences sits at 28 Alexandra View, a short walk from the Redhill MRT station (EW18), placing it one stop from Tiong Bahru (EW17) and two from Outram Park (EW16/NE3/TE17), the latter being a triple-line interchange. Drive times to Orchard Road and the Marina Bay Financial Centre are consistently cited at five to ten minutes via Alexandra Road and the Ayer Rajah Expressway (AYE). This proximity to three distinct employment clusters — the CBD, one-north, and the emerging Jurong Lake District via the AYE corridor — underpins robust rental demand from PMETs and expatriate professionals.
The wider Alexandra precinct is mid-cycle in a structured urban renewal effort. Alexandra Central, an integrated mall and hotel development adjacent to the IKEA complex, will add retail critical mass when it opens. Queenstown MRT on the Circle Line and the future Havelock station on the Thomson-East Coast Line are both within cycling or short-drive distance, further thickening the connectivity mesh. The Greater Southern Waterfront masterplan — a 2,000-hectare rejuvenation stretching from Pasir Panjang to Marina East — will eventually recast Labrador, Keppel, and Harbourfront as new urban districts. Alex Residences, though not on the immediate waterfront, sits in the northern catchment of that uplift zone, and planners have consistently flagged the Redhill–Alexandra belt as a residential density node feeding the GSW workforce. Average resale PSF rose from S$2,092 in 2023 to S$2,162 in 2024 and S$2,243 in 2025, a compound annual growth rate of approximately 3.5% on transaction medians against a backdrop of broadly flat CCR pricing — a pattern consistent with RCR outperformance driven by HDB upgrader demand and relative affordability versus the Core Central Region.
We track 113 sales and 813 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALEX RESIDENCES dashboard.
- Average sale price: $1,584,725 across 113 transactions
- Estimated gross rental yield: 3.5%
- District 3 PSF ranking: Above average (top 35%)
- 99 yrs lease commencing from 2013 · RCR · D3 · 429 units
About ALEX RESIDENCES
ALEX RESIDENCES is a 99 yrs lease commencing from 2013 condominium, located at ALEXANDRA VIEW in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by SINGLAND HOMES (ALEXANDRA) PTE. LTD, comprising 429 residential units, completed in 2019.
With approximately 86 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 ALEX RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 26 | $1,984 psf | $939,673 |
| 1 BR | 37 | $2,174 psf | $1,455,510 |
| 2 BR | 35 | $2,078 psf | $1,897,593 |
| 3 BR | 15 | $2,202 psf | $2,291,518 |
Sales Market Overview
ALEX RESIDENCES has recorded 113 sale transactions with an average transaction price of $1,584,725, ranging from $852,500 to $2,515,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 14 | $1,908 psf | $1,408,741 | — |
| 2022 | 22 | $1,979 psf | $1,462,955 | ↑ 3.7% |
| 2023 | 22 | $2,079 psf | $1,465,045 | ↑ 5.0% |
| 2024 | 20 | $2,152 psf | $1,711,639 | ↑ 3.6% |
| 2025 | 26 | $2,239 psf | $1,739,111 | ↑ 4.0% |
| 2026 | 9 | $2,282 psf | $1,720,654 | ↑ 1.9% |
ALEX RESIDENCES ranks in the top 35% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, ALEX RESIDENCES trades 2.7% above the segment benchmark.
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Rental Market Overview
ALEX RESIDENCES has recorded 813 rental transactions with monthly rents averaging $4,574/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 267 | $3,374/mo | $2,300/mo | $4,772/mo |
| 2 BR | 255 | $4,469/mo | $2,900/mo | $7,631/mo |
| 3 BR | 291 | $5,767/mo | $3,800/mo | $8,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 137 | $3,606/mo |
| 2022 | 172 | $4,208/mo |
| 2023 | 141 | $5,243/mo |
| 2024 | 158 | $4,888/mo |
| 2025 | 151 | $4,874/mo |
| 2026 | 54 | $4,688/mo |
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Investment Analysis
Based on average rents and sale prices, ALEX RESIDENCES delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
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 ALEX RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALEX RESIDENCES
- Redhill MRT
- Tiong Bahru MRT
- Henderson Secondary School
- River Valley Primary School
- CHIJ (Kellock)
Nearby MRT Stations
ALEX RESIDENCES is 280m from Redhill MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Redhill | EW18 | East-West Line | 280m |
| Tiong Bahru | EW17 | East-West Line | 1.0 km |
Nearby Schools
There are 13 schools within 2 km of ALEX RESIDENCES, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Henderson Secondary School | Secondary | 380m |
| River Valley Primary School | Primary | 380m |
| CHIJ (Kellock) | Primary | 620m |
| Bukit Merah Secondary School | Secondary | 740m |
| Gan Eng Seng Primary School | Primary | 790m |
| Gan Eng Seng School | Secondary | 850m |
| Radin Mas Primary School | Primary | 1.3 km |
| Tanglin Secondary School | Secondary | 1.3 km |
| Crescent Girls' School | Secondary | 1.5 km |
| Kheng Cheng School | Primary | 1.8 km |
| Blangah Rise Primary School | Primary | 1.8 km |
| Alexandra Primary School | Primary | 1.9 km |
Several durable advantages set Alex Residences apart from competing 99-year RCR stock. First and foremost is walkable MRT access: the development is approximately a five-minute level walk to Redhill EW18, eliminating the dependence on shuttle buses or private transport that plagues many suburban condos. For tenants and owner-occupiers who rely on public transit, this single factor commands a rental premium that consistently outpaces comparable projects 800 metres or more from a station. Second is the landmark rooftop facility: the 40th-floor infinity pool is a genuine differentiator in Singapore’s crowded condo landscape, offering unobstructed city and greenery views that elevate the everyday living experience and sustain resale desirability. The gymnasium, family pool, party lounge, and dining pavilion round out a facility suite that punches above the project’s mid-market price band. Third, developer pedigree matters for resale liquidity: Singapore Land Group is among Singapore’s most established property groups, with a track record spanning decades of office and residential development. Buyers and tenants calibrate perceived build quality and after-sales maintenance partly on developer reputation, and SingLand commands a solid standing in that regard. Fourth is unit configuration depth: the 474 sq ft one-bedroom to 1,141 sq ft three-bedroom range covers multiple tenant demographics, allowing landlords to target singles, couples, and small families from a single address — a portfolio flexibility advantage over single-configuration blocks. Fifth, the rental yield of approximately 3.8% with a six-month average rent of S$4,830 per month provides income coverage that meaningfully offsets financing costs for leveraged buyers relative to CCR assets yielding 2.0–2.8%. At a mean PSF of S$2,241 as of mid-2025, Alex Residences sits at a price point where gross yields remain serviceable, which is increasingly rare across RCR stock that has repriced sharply since 2021. Finally, 94% of resale transactions have been profitable since launch based on caveats data, reflecting the project’s consistent demand and the broad-based HDB upgrader appetite for Alexandra-area freehold-equivalent quality at leasehold pricing.
Prospective buyers should weigh several structural and market risks before committing. The most significant is leasehold decay: with a 99-year tenure from 2013, Alex Residences will have roughly 86 years remaining as of 2026. While that is a comfortable runway in the near term, Singapore’s leasehold-discount curve steepens materially once a project crosses the 70-year mark. Buyers financing with CPF must also be alert to the CPF usage and valuation rules that progressively limit CPF drawdown for properties with fewer than 60 years remaining at the end of a loan tenure — a constraint that becomes commercially relevant for very young buyers taking 30-year loans, since their remaining loan horizon after five to ten years of ownership will align with the property approaching the 60-year threshold within their investment lifecycle. Prospective buyers should model CPF withdrawal limits carefully using a home affordability calculator and stress-test assumptions with a lease decay calculator.
A second risk is single-block concentration: all 429 units occupy one tower, meaning management decisions, maintenance fund levies, and potential en-bloc sentiment are concentrated. A large-scale special levy or a contentious collective sale ballot affects the entire development simultaneously. Third, the no-landed streetscape on the Alexandra View frontage lacks retail activation at ground level, so residents depend on nearby malls and hawker centres rather than a live-work-play mixed-use podium. The IKEA and Valley Point cluster, while useful, is not within comfortable walking distance for daily provisioning. Fourth, while GSW tailwinds are structurally constructive, the masterplan has a multi-decade horizon and near-term capital appreciation may be more modest than the narrative implies — buyers pricing in a “GSW premium” today are effectively paying for an optionality that may take 15–20 years to fully crystallise. Finally, at S$2,200–S$2,400 psf, Alex Residences no longer offers the deep-discount RCR entry that characterised its launch pricing — buyers should compare total acquisition costs, stamp duty, and projected exit values rigorously using a total cost of ownership calculator and a stamp duty calculator before proceeding.
- ✅ HDB Upgrader (30s–40s couple, combined income S$12K–S$18K): Alex Residences is purpose-built for this profile: RCR pricing within a short drive of the CBD, a landmark address that justifies the upgrade narrative, and unit sizes that accommodate a young family. The three-bedroom 1,141 sq ft configuration is realistic on a dual-income budget. Redhill MRT walkability reduces car dependency and ongoing transport costs. Run the numbers through a home affordability calculator and a total cost of ownership calculator to size the down payment requirement accurately.
- ✅ Buy-to-let investor seeking RCR yield: With a gross yield of approximately 3.8% and a six-month mean rent of S$4,830, the project delivers income coverage that is rare in today’s repriced RCR market. The one- and two-bedroom units attract single PMETs and expatriate couples employed in one-north, the CBD, and the Mapletree Business City cluster — a deep tenant pool. Use a cash flow calculator and a ROI calculator to model net yield after maintenance, agent fees, and property tax across different holding periods.
- ✅ Owner-occupier prioritising lifestyle amenities: The 40th-floor infinity pool, well-equipped gym, and panoramic city views deliver a premium lifestyle experience at a price point well below comparable CCR addresses. Residents who value facility quality and a distinctive address over raw space efficiency will find Alex Residences hard to fault. The Tiong Bahru dining enclave, Alexandra Village Food Centre, and Queensway Shopping Centre provide a rich local urban fabric within a short commute.
- ✅ Expatriate professional on a corporate relocation package: Proximity to Redhill MRT and fast AYE access to one-north, Mapletree Business City, and the CBD makes Alex Residences a practical choice for internationally mobile professionals. Rental availability and unit sizes suit couples or families, and the established Tiong Bahru–Alexandra neighbourhood provides the café culture and international dining that many expatriate tenants seek.
- ⚠️ Long-term capital growth investor with a 15+ year horizon: The GSW masterplan offers genuine structural upside, but the timeline is long and much of the near-term anticipation may already be priced into current PSF levels. Leasehold decay will become a factor in the mid-2030s for buyers using maximum loan tenures. Investors in this profile should model leasehold decay scenarios carefully and compare against District 3 comparable transactions to assess whether current entry pricing still yields an acceptable margin of safety on a 15-year exit.
- ❌ First-timer on a tight budget (single purchaser, income S$6K–S$8K): At S$980,000–S$1,040,000 for the smallest one-bedroom units (474 sq ft) and average PSF around S$2,241, the entry ticket strains a single-income budget after accounting for BSD, legal fees, and a 25% down payment. Total acquisition cost on a S$1.0M unit exceeds S$1.2M once all transaction costs are included. A stamp duty calculator and a home affordability calculator will quickly illustrate the gap. Buyers in this bracket may find better value in nearby 99-year projects with lower absolute quantum or in the HDB resale market.
Alex Residences occupies a well-defended market position: a single-tower RCR condo with genuine MRT walkability, a signature rooftop facility, a reputable developer, and structural tailwinds from one of Singapore’s largest urban transformation programmes. The compounding resale price record — from S$2,092 psf in 2023 to S$2,410 psf at the January 2025 peak — reflects durable demand from HDB upgraders and yield-seeking investors rather than speculative froth. A gross yield of 3.8% is commercially sound in the current rate environment and the 94% profitable-transaction rate attests to the project’s track record as a wealth preserver.
The principal cautions are the leasehold clock now at approximately 86 years remaining, a mid-cycle GSW optionality that investors must not over-weight, and an entry PSF that no longer qualifies as deep-value. Buyers who can absorb a S$1.0M–S$2.4M outlay, plan a five-to-ten-year minimum hold, and value urban connectivity and lifestyle quality over raw square footage will find Alex Residences a compelling proposition. Those requiring freehold tenure or a sub-S$900,000 entry point should look elsewhere in District 3 or consider adjoining districts. On balance, this is a well-executed leasehold RCR product with a defensible long-term demand base, provided buyers enter with realistic price-growth expectations calibrated to today’s starting PSF rather than 2019 launch-era assumptions.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 113 transactions analysed
- Rental data: 813 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 ALEX RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
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 ALEX RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (250m away), an upgrader gap of about $700,000
- Queenstown — 4-room average $1,002,705 (470m away), an upgrader gap of about $600,000