DOMUS is a freehold development along IRRAWADDY ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 104 units and is TOP 2012.
This profile draws on 23 recorded transactions from URA 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 14 years from TOP, DOMUS 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 12 (Toa Payoh / Balestier), the immediate context for DOMUS 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 23 sales and 213 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DOMUS dashboard.
- Average sale price: $1,925,348 across 23 transactions
- Estimated gross rental yield: 2.3%
- District 12 PSF ranking: Premium tier (top 15%)
- Freehold tenure · RCR · D12 · 104 units
About DOMUS
DOMUS is a freehold condominium, located at IRRAWADDY ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by LAKEVIEW INVESTMENT PTE LTD, comprising 104 residential units, completed in 2012.
As a freehold property, DOMUS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at DOMUS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 5 | $1,794 psf | $849,600 |
| 2 BR | 6 | $1,728 psf | $1,562,833 |
| 3 BR | 3 | $1,735 psf | $1,736,667 |
| 4 BR | 7 | $1,802 psf | $2,464,000 |
| 5+ BR | 2 | $1,252 psf | $4,100,000 |
Sales Market Overview
DOMUS has recorded 23 sale transactions with an average transaction price of $1,925,348, ranging from $805,000 to $4,320,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,600 psf | $1,438,333 | — |
| 2022 | 6 | $1,609 psf | $1,781,833 | ↑ 0.5% |
| 2023 | 7 | $1,809 psf | $1,655,286 | ↑ 12.5% |
| 2024 | 2 | $1,603 psf | $2,760,000 | ↓ 11.4% |
| 2025 | 3 | $1,865 psf | $2,346,667 | ↑ 16.3% |
| 2026 | 2 | $1,876 psf | $2,565,000 | ↑ 0.6% |
DOMUS ranks in the top 15% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, DOMUS trades 15.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
DOMUS has recorded 213 rental transactions with monthly rents averaging $3,729/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 93 | $2,997/mo | $2,000/mo | $4,100/mo |
| 2 BR | 101 | $4,056/mo | $2,500/mo | $5,700/mo |
| 3 BR | 19 | $5,568/mo | $3,900/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 45 | $2,921/mo |
| 2022 | 51 | $3,753/mo |
| 2023 | 40 | $4,186/mo |
| 2024 | 36 | $3,986/mo |
| 2025 | 29 | $3,790/mo |
| 2026 | 12 | $4,206/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, DOMUS delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows DOMUS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DOMUS
- Novena MRT
- Toa Payoh MRT
- Mount Pleasant MRT
- Caldecott MRT
- Caldecott MRT
- CHIJ Our Lady Queen of Peace
- New Town Primary School
- Beatty Secondary School
Nearby MRT Stations
DOMUS is 620m from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 620m |
| Toa Payoh | NS19 | North-South Line | 800m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.1 km |
| Caldecott | CC17 | Circle Line | 1.5 km |
| Caldecott | TE9 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 19 schools within 2 km of DOMUS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 860m |
| New Town Primary School | Primary | 920m |
| Beatty Secondary School | Secondary | 950m |
| St. Joseph's Institution | Secondary | 1.0 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| School of Science and Technology | Jc | 1.1 km |
| Balestier Hill Primary School | Primary | 1.4 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Pei Chun Public School | Primary | 1.5 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
| Nexus International School | International | 1.5 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.
Walking-distance MRT. Novena is about 0.62km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.86km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: DOMUS 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. 23 transactions in URA 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
What is the average price for DOMUS?
What is the rental yield for DOMUS?
Is DOMUS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 23 transactions analysed
- Rental data: 213 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 DOMUS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% new 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.
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% 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.
Loading chart data...
Upcoming Supply Pipeline
1 active Government Land Sales site in District 12 could add roughly 335 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing DOMUS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (200m away), an upgrader gap of about $1,050,000
- Toa Payoh — 4-room average $929,793 (510m away), an upgrader gap of about $1,000,000
- Central Area — 4-room average $1,088,814 (2 km away), an upgrader gap of about $850,000