CENTRAL GREEN CONDOMINIUM is a 65-year balance leasehold development along JALAN MEMBINA in District 3 (Tiong Bahru / Alexandra), part of the RCR segment of Singapore's private residential market. The project comprises 412 units and is TOP 1995.
This profile draws on 53 recorded transactions from URA REALIS 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 3 (Tiong Bahru / Alexandra), the immediate context for CENTRAL GREEN CONDOMINIUM 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 53 sales and 607 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTRAL GREEN CONDOMINIUM dashboard.
- Average sale price: $2,058,673 across 53 transactions
- Estimated gross rental yield: 2.7%
- District 3 PSF ranking: Value tier (top 86%)
- 99 yrs lease commencing from 1992 · RCR · D3 · 412 units
About CENTRAL GREEN CONDOMINIUM
CENTRAL GREEN CONDOMINIUM is a 99 yrs lease commencing from 1992 condominium, located at JALAN MEMBINA in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by WINWELL INVESTMENT PTE LTD (WING TAI LAND PTE LTD), comprising 412 residential units, completed in 1995.
With approximately 65 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 CENTRAL GREEN CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 9 | $1,660 psf | $1,493,089 |
| 3 BR | 26 | $1,571 psf | $2,036,731 |
| 4 BR | 18 | $1,564 psf | $2,373,160 |
Sales Market Overview
CENTRAL GREEN CONDOMINIUM has recorded 53 sale transactions with an average transaction price of $2,058,673, ranging from $1,280,000 to $2,780,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,442 psf | $1,801,455 | — |
| 2022 | 10 | $1,479 psf | $2,101,300 | ↑ 2.6% |
| 2023 | 6 | $1,542 psf | $2,129,667 | ↑ 4.3% |
| 2024 | 12 | $1,701 psf | $2,027,241 | ↑ 10.3% |
| 2025 | 12 | $1,675 psf | $2,273,817 | ↓ 1.6% |
| 2026 | 2 | $1,763 psf | $1,945,000 | ↑ 5.3% |
CENTRAL GREEN CONDOMINIUM ranks in the top 86% of condos in District 3 by average PSF.
Compared to the RCR average of $2,047 psf, CENTRAL GREEN CONDOMINIUM trades 22.6% below the segment benchmark.
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Rental Market Overview
CENTRAL GREEN CONDOMINIUM has recorded 607 rental transactions with monthly rents averaging $4,704/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 67 | $3,516/mo | $2,400/mo | $4,550/mo |
| 2 BR | 228 | $4,047/mo | $2,600/mo | $5,600/mo |
| 3 BR | 255 | $5,241/mo | $3,800/mo | $7,500/mo |
| 4 BR | 57 | $6,327/mo | $4,200/mo | $10,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 112 | $3,840/mo |
| 2022 | 135 | $4,317/mo |
| 2023 | 118 | $5,342/mo |
| 2024 | 107 | $4,964/mo |
| 2025 | 106 | $5,183/mo |
| 2026 | 29 | $4,547/mo |
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Investment Analysis
Based on average rents and sale prices, CENTRAL GREEN CONDOMINIUM delivers an estimated gross rental yield of 2.7%. 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 | $3,052 psf | 628 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 578 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,275 psf | 458 |
| 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 CENTRAL GREEN CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTRAL GREEN CONDOMINIUM
- Tiong Bahru MRT
- Havelock MRT
- Redhill MRT
- Great World MRT
- Outram Park MRT
- Gan Eng Seng School
- Gan Eng Seng Primary School
- Henderson Secondary School
Nearby MRT Stations
CENTRAL GREEN CONDOMINIUM is 130m from Tiong Bahru MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tiong Bahru | EW17 | East-West Line | 130m |
| Havelock | TE16 | Thomson-East Coast Line | 760m |
| Redhill | EW18 | East-West Line | 1.3 km |
| Great World | TE15 | Thomson-East Coast Line | 1.3 km |
| Outram Park | EW16 | East-West Line | 1.4 km |
| Outram Park | NE3 | North-East Line | 1.4 km |
| Keppel | CC30 | Circle Line | 1.4 km |
| Outram Park | TE17 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of CENTRAL GREEN CONDOMINIUM, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng School | Secondary | 440m |
| Gan Eng Seng Primary School | Primary | 500m |
| Henderson Secondary School | Secondary | 830m |
| Outram Secondary School | Secondary | 910m |
| Cantonment Primary School | Primary | 1.1 km |
| Bukit Merah Secondary School | Secondary | 1.1 km |
| Kheng Cheng School | Primary | 1.3 km |
| River Valley Primary School | Primary | 1.4 km |
| Radin Mas Primary School | Primary | 1.4 km |
| Fairfield Methodist School (Primary) | Primary | 1.6 km |
| CHIJ (Kellock) | Primary | 1.6 km |
| Blangah Rise Primary School | Primary | 1.8 km |
Genuine walk-to-MRT access. Tiong Bahru sits about 0.13km 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.
Established price discovery. 53 transactions in URA REALIS (TTM avg $1,680 psf, median sale $2,050,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Resort-scale facilities. At 412 units, CENTRAL GREEN CONDOMINIUM typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
School-belt proximity. Gan Eng Seng School sits about 0.44km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 65 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: CENTRAL GREEN CONDOMINIUM benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 53 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 CENTRAL GREEN CONDOMINIUM?
What is the rental yield for CENTRAL GREEN CONDOMINIUM?
Is CENTRAL GREEN CONDOMINIUM freehold or leasehold?
How far is the nearest MRT from CENTRAL GREEN CONDOMINIUM?
What is the tenure of CENTRAL GREEN CONDOMINIUM?
How does CENTRAL GREEN CONDOMINIUM compare to other projects in the district?
What stamp duty applies for a foreign buyer of CENTRAL GREEN CONDOMINIUM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 53 transactions analysed
- Rental data: 607 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 CENTRAL GREEN CONDOMINIUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.