Ascentia Sky occupies one of District 3’s most coveted addresses — 1 Alexandra View — where the Tanglin residential belt meets the arterial spine of Alexandra Road. Developed by Wing Tai Holdings and completed in 2013, this 45-storey, single-tower development of 373 units delivers sky-high views over the Southern Ridges, Labrador Nature Reserve and, on clear days, the Strait of Singapore. With Redhill MRT (East–West Line, EW18) sitting roughly 230 metres from the lobby, the development trades on a rare combination of inner-city connectivity and genuine elevation drama seldom found in mid-market RCR condominiums. Transaction data from the past 12 months shows units changing hands at an average of S$1,992 psf, with the top recorded deal in January 2025 reaching S$2,206 psf for a compact 947 sq ft unit — figures that track comfortably below the D3 freehold premium while still reflecting the project’s enduring address quality. At approximately 81 years of remaining lease as of 2026, Ascentia Sky sits at a crossroads that demands clear-eyed analysis: strong locational fundamentals and a coveted skyline address on one side, deepening lease-decay arithmetic and ageing common-area finishes on the other. This review unpacks both sides in full.
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 — spanning Alexandra, Queenstown, Redhill and Tiong Bahru — is one of Singapore’s most established residential corridors. The area benefits from decades of infrastructure investment: the East–West Line threading through Redhill and Tiong Bahru, the AYE and CTE expressways providing motorist access, and a dense web of amenities that includes IKEA, Anchorpoint, Valley Point, Great World City and the upscale retail cluster around Tanglin Mall. Average resale psf in D3 for 99-year leasehold condominiums has trended between S$1,800 and S$2,200 psf through 2024–2025, placing Ascentia Sky broadly in line with the segment median. Wing Tai Holdings, the developer behind Ascentia Sky, is a SGX-listed developer with a portfolio spanning Le Nouvel Ardmore, The Tembusu and Forest Woods — projects generally associated with design quality above the mass-market norm, though resident reviews note that Ascentia Sky’s exterior paintwork has shown premature weathering that does not entirely live up to that reputation. The Greater Southern Waterfront (GSW) masterplan — a 2,000-hectare transformation stretching from Pasir Panjang to Marina East — positions D3 within a major long-term growth corridor. Analysts caution, however, that GSW uplift is a 15–20 year horizon story, with the most concrete near-term catalyst being the Keppel Club residential site (first launch expected 2025–2026, completion around 2029–2030). Investors who factor GSW into a five-year holding model should temper expectations accordingly. URA’s transaction records confirm 48 sales at Ascentia Sky over the past three years, with the most recent deal logged in January 2026, indicating healthy secondary-market liquidity for the project’s age cohort.
The unit mix spans 947 sq ft (2-bedroom) to 3,089 sq ft (penthouse), with the bulk of supply concentrated in the 1,200–1,600 sq ft three-bedroom range — a configuration that has historically attracted both owner-occupier upgraders and longer-term buy-to-let investors seeking the expatriate rental pool that Alexandra Road commands. Rental listings as of early 2026 show indicative rents between S$3,500 and S$6,500 per month depending on floor level, bedroom count and fit-out condition, implying a gross yield of approximately 3.3% at current psf — slightly below the D3 leasehold average of 3.5–4.0% but reflective of the project’s premium positioning within its micro-market.
We track 95 sales and 467 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ASCENTIA SKY dashboard.
- Average sale price: $2,386,051 across 95 transactions
- Estimated gross rental yield: 3.2%
- District 3 PSF ranking: Mid-range (top 63%)
- 99 yrs lease commencing from 2008 · RCR · D3 · 373 units
About ASCENTIA SKY
ASCENTIA SKY is a 99 yrs lease commencing from 2008 condominium, located at ALEXANDRA VIEW in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by WINPRIDE INVESTMENT PTE LTD (WINGTAI ASIA), comprising 373 residential units, completed in 2013.
With approximately 81 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 ASCENTIA SKY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 13 | $1,895 psf | $1,795,000 |
| 3 BR | 27 | $1,753 psf | $1,743,963 |
| 4 BR | 50 | $1,695 psf | $2,701,856 |
| 5+ BR | 5 | $1,859 psf | $4,232,000 |
Sales Market Overview
ASCENTIA SKY has recorded 95 sale transactions with an average transaction price of $2,386,051, ranging from $1,520,000 to $4,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 27 | $1,531 psf | $1,932,444 | — |
| 2022 | 15 | $1,692 psf | $2,343,733 | ↑ 10.5% |
| 2023 | 16 | $1,767 psf | $2,380,188 | ↑ 4.4% |
| 2024 | 22 | $1,885 psf | $2,641,764 | ↑ 6.7% |
| 2025 | 13 | $1,961 psf | $2,885,462 | ↑ 4.0% |
| 2026 | 2 | $2,031 psf | $2,815,000 | ↑ 3.6% |
ASCENTIA SKY ranks in the top 63% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, ASCENTIA SKY trades 14.7% below the segment benchmark.
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Rental Market Overview
ASCENTIA SKY has recorded 467 rental transactions with monthly rents averaging $6,417/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 231 | $5,359/mo | $3,700/mo | $8,000/mo |
| 3 BR | 171 | $7,012/mo | $4,500/mo | $9,300/mo |
| 4 BR | 64 | $8,541/mo | $6,000/mo | $12,000/mo |
| 5+ BR | 1 | $13,200/mo | $13,200/mo | $13,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 89 | $5,206/mo |
| 2022 | 98 | $6,093/mo |
| 2023 | 90 | $7,356/mo |
| 2024 | 78 | $6,624/mo |
| 2025 | 81 | $6,789/mo |
| 2026 | 31 | $6,704/mo |
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Investment Analysis
Based on average rents and sale prices, ASCENTIA SKY delivers an estimated gross rental yield of 3.2%. 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 ASCENTIA SKY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ASCENTIA SKY
- Redhill MRT
- Tiong Bahru MRT
- Queenstown MRT
- River Valley Primary School
- Henderson Secondary School
- CHIJ (Kellock)
Nearby MRT Stations
ASCENTIA SKY is 190m from Redhill MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Redhill | EW18 | East-West Line | 190m |
| Tiong Bahru | EW17 | East-West Line | 1.2 km |
| Queenstown | EW19 | East-West Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of ASCENTIA SKY, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | Primary | 390m |
| Henderson Secondary School | Secondary | 550m |
| CHIJ (Kellock) | Primary | 580m |
| Bukit Merah Secondary School | Secondary | 790m |
| Gan Eng Seng Primary School | Primary | 1.0 km |
| Gan Eng Seng School | Secondary | 1.1 km |
| Crescent Girls' School | Secondary | 1.2 km |
| Radin Mas Primary School | Primary | 1.3 km |
| Tanglin Secondary School | Secondary | 1.3 km |
| Alexandra Primary School | Primary | 1.7 km |
| Blangah Rise Primary School | Primary | 1.8 km |
| Tanglin Trust School | International | 1.8 km |
Ascentia Sky’s single most compelling attribute is its walkability to Redhill MRT. At approximately 230 metres, the station is a genuine five-minute walk rather than the aspirational “near MRT” claim common in marketing copy. The East–West Line provides one-stop access to Queenstown, two stops to Outram Park (interchange with the North–East Line and Thomson–East Coast Line), and a brisk eight-stop ride to Raffles Place — making the project highly competitive for professionals working in the CBD or along the western corridor toward Jurong. Drivers benefit equally: Alexandra Road feeds seamlessly into the AYE within minutes, and the CBD is reachable in under 10 minutes in off-peak conditions.
The 45-storey height brings tangible lifestyle benefits beyond the postcard views. Upper-floor units, particularly those above the 30th storey on the north and northwest faces, capture unobstructed sightlines across the Southern Ridges — one of Singapore’s most biodiverse urban green corridors — and the Labrador Nature Reserve. This green outlook is structurally protected by the low-rise conservation and good-class-bungalow districts along Ridout and Dyson Roads, meaning it is unlikely to be blocked by future high-rise development. Units on the southern and eastern faces enjoy city and industrial-port views; while less scenic, they remain oriented away from the residential cluster and benefit from the elevation similarly.
The amenity context is genuinely rich. Residents are within 1–2 km of two major retail nodes: Great World City (with its Cold Storage anchor) and Tiong Bahru Plaza, a neighbourhood mall that has evolved into one of Singapore’s most vibrant dining and lifestyle precincts. The Alexandra Village hawker centre — a perennial Food Contessa favourite for zichar and bak kut teh — is a short drive or cycling jaunt away. For healthcare, Alexandra Hospital underwent a major refurbishment in 2022–2023 and now operates as a general acute hospital; Singapore General Hospital, the National Heart Centre and the National Cancer Centre are all within a 10-minute drive via Outram Road. Families with school-age children benefit from proximity to Crescent Girls’ School, River Valley Primary and the Anglo-Chinese School cluster, all within the 1–2 km priority admission radius.
Wing Tai’s specification at TOP was above segment average for 2013: marble-clad wet areas, branded kitchen and bathroom fittings, and full condominium facilities including a lap pool, gymnasium, tennis courts and sky terraces at the intermediate floors. Residents who purchased early and maintained their units report that the interior quality has held up well; the concern flagged in community reviews relates primarily to the external facade rather than the unit interiors themselves.
The most structurally significant risk for Ascentia Sky buyers in 2026 is lease decay. At 81 years remaining, the project is entering the band where CPF usage restrictions and bank loan-to-value (LTV) limitations begin to compound. Under current HDB/CPF rules, buyers using CPF to fund a 99-year leasehold property must ensure the remaining lease covers the youngest buyer to age 95; for a 35-year-old buyer in 2026, this means the lease must extend to at least 2086 — which Ascentia Sky (lease expiry approximately 2107) satisfies comfortably. However, as the lease erodes further, this window narrows, progressively restricting the eligible buyer pool and exerting downward pressure on achievable psf. Prospective investors who plan to exit in 10–15 years should model this explicitly using a lease-decay calculator to quantify the expected capital impact.
Facade condition is a recurring theme in resident and agent commentary. Multiple reviews cite peeling and staining on the external paintwork — a cosmetic but reputationally significant issue for a development that is only 12–13 years old. MCST management appears responsive (recent reviews note improvements under new management), and the single-block configuration simplifies collective decision-making for major repairs. Nevertheless, buyers should obtain the latest MCST audited accounts and minutes to confirm that a facade rectification budget has been allocated or sinking-fund reserves are adequate for the works. A poorly managed sinking fund can translate directly into special levies and reduced buyer appetite at resale.
The Alexandra Road corridor is not immune to supply competition. Several D3 launches in 2024–2026 — including projects closer to the Havelock and Robertson Quay nodes — compete for the same CBD-professional tenant profile. While Ascentia Sky’s MRT proximity is a strong differentiator, newer developments with longer remaining leases may draw tenant preference on a like-for-like rent comparison, compressing occupancy rates. The project’s 3.3% gross yield already sits at the lower end of the D3 leasehold range, and net yields after maintenance fees, property tax and vacancy allowance are likely in the 2.5–2.8% range — modest by investment return standards. Buyers should stress-test cash flow assumptions using a cash-flow calculator before committing.
Finally, en-bloc probability is constrained by the 2008 lease commencement date. With only 81 years remaining, any en-bloc exercise would require the government to approve a lease-top-up as part of the redevelopment package, which is not guaranteed and would require strong unit-owner consensus (80% approval threshold). While the D3 location near the GSW corridor makes the site theoretically attractive, the timeline and conditionality make en-bloc a speculative rather than investment-grade thesis at this stage.
- ✅ CBD professional, owner-occupier: Redhill MRT is 230 m away, putting Raffles Place within 15 minutes by train. Upper-floor units with Southern Ridges views offer a genuinely premium living environment at a per-psf price point below comparable freehold options in the district. Ideal for buyers prioritising commute efficiency and lifestyle quality over pure investment return.
- ✅ Expatriate family, mid- to long-term rental: Alexandra Road is a proven expatriate address, with Great World City, the Tanglin and Orchard amenity belt, and international schools all within a 10–15 minute drive. Larger three-bedroom and four-bedroom units offer the floor plate that family tenants require, and building management quality has improved in recent years according to resident reviews.
- ⚠️ Buy-to-let investor, 5-year horizon: Gross yield of ~3.3% is moderate rather than compelling, and net yield after costs compresses further. Lease decay will begin to bite the psf at resale within this horizon. Use a ROI calculator and a lease-decay calculator in tandem to stress-test the exit valuation before committing.
- ⚠️ Decoupling buyer seeking second property: The 99-year lease and existing ABSD liability make the stamp-duty arithmetic meaningful. Run the numbers through the stamp-duty calculator and decoupling calculator to confirm whether decoupling makes the acquisition cost-efficient versus alternative structures.
- ✅ First-time private-property buyer, budget S$1.8M–S$2.2M: The two-bedroom units (947–1,100 sq ft) at Ascentia Sky are accessible in this budget range at current psf, offering a credible entry point into a proven D3 address with strong MRT access. Buyers should verify CPF usage eligibility against remaining lease at their age and use an affordability calculator to confirm TDSR headroom.
- ⚠️ Retiree or near-retiree downsizer: The project’s strong lifestyle amenities — parks, Alexandra Hospital, Tiong Bahru food scene — are well suited to retirement living. However, CPF drawdown rules at this life stage mean that a 81-year remaining lease may limit the proportion of CPF funds that can be applied to the purchase. Independent legal and financial advice is essential.
Ascentia Sky is a development that rewards buyers who enter with clear eyes. The locational thesis is strong and durable: Redhill MRT within walking distance, an irreplaceable Southern Ridges outlook, a rich surrounding amenity base and an inner-city address that has consistently attracted both owner-occupiers and expatriate tenants through multiple market cycles. Wing Tai’s brand association provides a degree of cachet that supports pricing power in the secondary market. For an owner-occupier or a landlord with a patient, long-term horizon, the project makes a credible case — particularly in the larger three-bedroom configurations that align with the family-tenant sweet spot on Alexandra Road.
The caution flags are real but manageable for the right buyer profile. Lease decay is a mathematical certainty that will progressively narrow the buyer pool; investors must model the exit psf honestly rather than extrapolating current market prices forward. The facade condition issue, if not resolved through a properly funded MCST programme, is a resale friction point. And the 3.3% gross yield, while acceptable for a D3 address, leaves limited buffer for rising interest rates or vacancy periods.
The net assessment: suitable for owner-occupiers prioritising commute and lifestyle, and for longer-horizon landlords comfortable with modest yield in exchange for address quality. Short-term flippers and yield-maximisers will find better-aligned opportunities elsewhere in the D3 and wider RCR universe. Prospective buyers should review the MCST financials, model lease decay carefully, and use the total-cost calculator alongside a side-by-side comparison against competing D3 and D1 leasehold projects before making a commitment. As always, consult a licensed property agent and a financial adviser.
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: 95 transactions analysed
- Rental data: 467 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 ASCENTIA SKY
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 ASCENTIA SKY against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (230m away), an upgrader gap of about $1,500,000
- Queenstown — 4-room average $1,002,705 (260m away), an upgrader gap of about $1,400,000