CENTURION RESIDENCES is a freehold development along PUAY HEE AVENUE in District 13 (Macpherson / Potong Pasir), part of the RCR segment of Singapore's private residential market. The project comprises 15 units and is TOP 2010.
This profile draws on 4 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.
At roughly 16 years from TOP, CENTURION RESIDENCES 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 13 (Macpherson / Potong Pasir), the immediate context for CENTURION RESIDENCES 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 4 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTURION RESIDENCES dashboard.
- Average sale price: $2,646,250 across 4 transactions
- Estimated gross rental yield: 3.2%
- District 13 PSF ranking: Value tier (top 91%)
- Freehold tenure · RCR · D13 · 15 units
About CENTURION RESIDENCES
CENTURION RESIDENCES is a freehold condominium, located at PUAY HEE AVENUE in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by YI KAI DEVELOPMENT PTE LTD, comprising 15 residential units, completed in 2010.
As a freehold property, CENTURION RESIDENCES does not face lease decay concerns.
Sales Market Overview
CENTURION RESIDENCES has recorded 4 sale transactions with an average transaction price of $2,646,250, ranging from $2,525,000 to $2,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $708 psf | $2,646,250 | — |
CENTURION RESIDENCES ranks in the top 91% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, CENTURION RESIDENCES trades 65.4% below the segment benchmark.
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Rental Market Overview
CENTURION RESIDENCES has recorded 2 rental transactions with monthly rents averaging $7,100/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $7,100/mo | $6,700/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $6,700/mo |
| 2024 | 1 | $7,500/mo |
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Investment Analysis
Based on average rents and sale prices, CENTURION RESIDENCES delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows CENTURION RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTURION RESIDENCES
- Potong Pasir MRT
- Geylang Bahru MRT
- Woodleigh MRT
- Boon Keng MRT
- Assumption Pathway School
- Stamford Primary School
- Bendemeer Secondary School
Nearby MRT Stations
CENTURION RESIDENCES is 220m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 220m |
| Geylang Bahru | DT24 | Downtown Line | 930m |
| Woodleigh | NE11 | North-East Line | 1.0 km |
| Boon Keng | NE9 | North-East Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of CENTURION RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 1.1 km |
| Stamford Primary School | Primary | 1.1 km |
| Bendemeer Secondary School | Secondary | 1.2 km |
| Bendemeer Primary School | Primary | 1.2 km |
| Red Swastika School | Primary | 1.4 km |
| Bartley Secondary School | Secondary | 1.6 km |
| Hong Wen School | Primary | 1.6 km |
| Balestier Hill Primary School | Primary | 1.8 km |
| De La Salle School | Primary | 1.9 km |
| Macpherson Primary School | Primary | 1.9 km |
| School of Science and Technology | Jc | 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.
Genuine walk-to-MRT access. Potong Pasir sits about 0.22km 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.
Boutique character. With 15 units, CENTURION RESIDENCES keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Assumption Pathway School sits about 1.10km 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 4 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CENTURION RESIDENCES 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. 4 transactions in URA REALIS 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
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Is CENTURION RESIDENCES freehold or leasehold?
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What is the tenure of CENTURION RESIDENCES?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 2 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 CENTURION RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.