Alexis sits at 356 Alexandra Road in District 3, a freehold mixed-use development of 293 residential units perched above two podium levels of retail, completed in 2012 by EC Prime Pte Ltd. The project is one of the rarer freehold tickets along the Alexandra corridor, where the surrounding inventory skews heavily toward 99-year leasehold stock launched during the same 2010–2014 cycle. Its position on the Rest of Central Region (RCR) boundary — close enough to walk into Tiong Bahru and Redhill MRT on the East-West Line, yet pricing well below comparable Core Central Region (CCR) blocks — gives it a specific niche: a freehold city-fringe address with built-in retail convenience and direct EWL access into the CBD. According to the URA caveat database, the project trades actively in the one- and two-bedroom segments. This review unpacks what the tenure premium, mixed-use format, and Greater Southern Waterfront macro story actually mean for a buyer in 2026.
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 has been one of Singapore’s most-watched RCR submarkets over the past five years. The URA Master Plan earmarks the broader Greater Southern Waterfront — Keppel, Pasir Panjang, and the Alexandra–Telok Blangah belt — for staged redevelopment as port terminals relocate to Tuas through 2027 and beyond. That long-tail thesis has helped underpin price strength along Alexandra Road, where 99-year launches such as Avenue South Residence and Stirling Residences priced at meaningful premiums to legacy stock when they launched. Against that 99-year backdrop, Alexis stands out for two structural reasons. First, it is freehold, which removes the lease-decay drag that bank valuers and CPF usage rules apply more aggressively past the 60-year mark. Second, the integrated retail podium — anchored by F&B and convenience tenants — means daily errands do not require leaving the building, a feature most 2010-era D3 condos lack. Redhill MRT is the closest station; Tiong Bahru and Queenstown are the next stops, putting Raffles Place within roughly 10 minutes by rail. Anchorpoint and IKEA Alexandra are a short walk or bus ride away, and the Alexandra Hospital cluster is within walking distance for healthcare workers.
We track 71 sales and 817 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALEXIS dashboard.
- Average sale price: $1,007,264 across 71 transactions
- Estimated gross rental yield: 3.8%
- District 3 PSF ranking: Mid-range (top 72%)
- Freehold tenure · RCR · D3 · 293 units
About ALEXIS
ALEXIS is a freehold condominium, located at ALEXANDRA ROAD in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by EC PRIME PTE LTD, comprising 293 residential units, completed in 2012.
As a freehold property, ALEXIS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ALEXIS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 26 | $1,894 psf | $769,385 |
| 1 BR | 23 | $1,713 psf | $990,816 |
| 2 BR | 13 | $1,389 psf | $1,175,231 |
| 3 BR | 9 | $1,331 psf | $1,493,889 |
Sales Market Overview
ALEXIS has recorded 71 sale transactions with an average transaction price of $1,007,264, ranging from $718,000 to $1,830,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 17 | $1,493 psf | $1,030,059 | — |
| 2022 | 14 | $1,621 psf | $1,029,571 | ↑ 8.5% |
| 2023 | 13 | $1,681 psf | $1,054,222 | ↑ 3.7% |
| 2024 | 9 | $1,779 psf | $955,111 | ↑ 5.8% |
| 2025 | 9 | $1,794 psf | $1,011,765 | ↑ 0.8% |
| 2026 | 9 | $1,845 psf | $909,333 | ↑ 2.8% |
ALEXIS ranks in the top 72% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, ALEXIS trades 18.4% below the segment benchmark.
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Rental Market Overview
ALEXIS has recorded 817 rental transactions with monthly rents averaging $3,197/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 534 | $2,917/mo | $1,850/mo | $4,800/mo |
| 2 BR | 259 | $3,638/mo | $2,300/mo | $5,200/mo |
| 3 BR | 24 | $4,658/mo | $3,300/mo | $6,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 150 | $2,566/mo |
| 2022 | 172 | $2,980/mo |
| 2023 | 128 | $3,614/mo |
| 2024 | 158 | $3,395/mo |
| 2025 | 163 | $3,433/mo |
| 2026 | 46 | $3,384/mo |
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Investment Analysis
Based on average rents and sale prices, ALEXIS delivers an estimated gross rental yield of 3.8%. 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 ALEXIS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALEXIS
- Queenstown MRT
- Redhill MRT
- Crescent Girls'
- Alexandra Primary School
- Queenstown Primary School
Nearby MRT Stations
ALEXIS is 390m from Queenstown MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Queenstown | EW19 | East-West Line | 390m |
| Redhill | EW18 | East-West Line | 1.1 km |
Nearby Schools
There are 17 schools within 2 km of ALEXIS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Crescent Girls' School | Secondary | 250m |
| Alexandra Primary School | Primary | 650m |
| Queenstown Primary School | Primary | 960m |
| Tanglin Trust School | International | 1.0 km |
| Queensway Secondary School | Secondary | 1.1 km |
| Global Indian International School (GIIS Queenstown) | International | 1.1 km |
| CHIJ (Kellock) | Primary | 1.3 km |
| River Valley Primary School | Primary | 1.3 km |
| River Valley High School | Secondary | 1.4 km |
| River Valley High School (JC) | Jc | 1.4 km |
| Bukit Merah Secondary School | Secondary | 1.4 km |
| Henderson Secondary School | Secondary | 1.5 km |
- Freehold tenure in an RCR location that mostly trades leasehold. Most comparable Alexandra-corridor inventory is 99-year. Freehold status materially reduces refinancing friction past the 30-year mark and preserves optionality for inter-generational holding — quantify the gap against a 99-year peer using the lease-decay calculator and the mortgage calculator.
- Mixed-use convenience without CCR pricing. The two-storey retail podium delivers daily-needs F&B and convenience retail directly under the residential block, a format that typically commands a small rental premium for tenant convenience. Buyers underwriting yield should plug local rental comparables into the ROI calculator and check transaction depth on the price heatmap.
- Redhill MRT and the EWL spine. Walkable access to Redhill places Raffles Place, City Hall, and Tanjong Pagar within a short commute, and Buona Vista (CCL interchange) is two stops west. For buyers weighing this against other RCR addresses, the District 3 overview and the comparison tool let you bench Alexis against Tiong Bahru and Queenstown peers head-to-head.
- GSW long-tail optionality. The Greater Southern Waterfront redevelopment is a multi-decade thesis. Freehold owners who plan to hold across the 2027–2040 transition window capture any upside from waterfront connectivity, new MRT spurs, and reclaimed amenity without facing tenure decay in parallel — a structural advantage over leasehold neighbours.
- Compact unit mix favouring investors. The 293-unit stack is weighted toward one- and two-bedroom configurations, which historically rent and resell faster than larger formats in the Alexandra micro-market. Smaller quantum also keeps the absolute ticket within reach of single-buyer profiles — stress-test the affordability bands via the affordability calculator.
- Freehold premium is already in the price. Caveat data on the URA platform shows Alexis transacting at a visible premium per square foot versus 99-year neighbours of similar vintage. Buyers paying the freehold uplift need a holding horizon long enough — typically 15+ years — to amortise that premium against the leasehold alternative.
- Mixed-use means shared MCST decisions and noise exposure. The retail podium brings convenience but also F&B operating hours, delivery-rider traffic, and shared service road activity. Low-floor units facing the retail frontage may see more ambient noise than a pure-residential block. Review the latest MCST AGM minutes before committing, and check the MAS rate environment when underwriting any refinancing assumptions.
- Single-block competition and supply absorption. Alexandra Road has absorbed several large 99-year launches over the 2018–2023 cycle. Resale liquidity for any one project is sensitive to whether new launches are clearing nearby in a given quarter — cross-check the cooling-measure stack at IRAS when modelling resale exits.
Alexis fits two buyer profiles cleanly. The first is the long-horizon investor who wants RCR convenience plus freehold tenure protection, expects to hold across the GSW redevelopment arc, and is rate-sensitive enough to care about refinancing optionality past year 30 — stress-test the bands using the affordability calculator and the refinancing calculator. The second is the owner-occupier couple or single professional who values walkable retail, sub-15-minute commute to the CBD via the EWL, and is prepared to pay the freehold premium to avoid lease-decay later. It is a weaker fit for large families needing four-bedroom configurations, for pure-yield investors who index on gross rental yield versus newer leasehold stock with lower entry prices, or for short-hold flippers — the freehold premium amortises poorly over a sub-7-year window. Before committing, run a side-by-side using the compare tool against a 99-year RCR peer to see exactly where the tenure premium lands in your scenario, and bench against the cash-flow calculator to validate the monthly economics.
Alexis is a niche-fit freehold ticket on the Alexandra corridor, valuable specifically for buyers whose holding horizon and tenure preference align with the structural premium they will pay versus 99-year neighbours. The mixed-use convenience and Redhill MRT proximity are genuine differentiators within the project’s vintage cohort, and the Greater Southern Waterfront macro story provides a credible long-tail thesis. The trade-off is straightforward: you are paying up front for freehold optionality and tolerating retail-podium externalities in exchange for tenure protection across decades. For the right buyer profile — long horizon, RCR location preference, freehold conviction — the format works well. For shorter-hold investors chasing the cheapest entry yield, newer leasehold stock down the road usually wins on a 5- to 7-year underwriting horizon.
FAQ
What is the average price for ALEXIS?
What is the rental yield for ALEXIS?
Is ALEXIS freehold or leasehold?
How does the mixed-use retail podium affect liveability and resale?
What is the typical commute from Alexis to the CBD?
How does Alexis fit into the Greater Southern Waterfront story?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 71 transactions analysed
- Rental data: 817 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 ALEXIS
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 ALEXIS against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (170m away), an upgrader gap of about $0
- Bukit Merah — 4-room average $894,787 (290m away), an upgrader gap of about $100,000